I have mostly self-managed and am always looking for more referrals for any trades or property managers.  

So very simplistically, a Starbucks with a 20 year triple net lease will trade at a 5 cap, for example, but the same exact real estate with a Mom and Pop coffee shop with a 3 year nnn lease might trade at an 8 cap.

This is not simply a theory for me- I pulled all Roth IRA contributions out in 2017 for down payment on a triplex, with no tax consequences.

People may also look to sell off larger houses for a gain and downsize/trade into multiple homes.10% Class A apartments with a value add component that is focused more so on smart home technology and amenities than complete unit renovations.

We're also pretty unique in that we are publicly traded on NASDAQ  and offer equity opportunities and the ability to earn residual income via our revenue sharing program. 

Most syndicated investments trade various levels of leverage and liquidity for higher returns. 

So I view the additional 5% tied up in the property as a trade off for better cash flow both resulting from a lower LTV and interest rate.I wouldn’t mind paying a slightly higher rate (maybe an additional 1%) for a 10 yr fixed with a 30 yr amortization.

What kind of legal consequences might I have to face?

All of the profit is deferred inside the exchange.The key of course is that the client finds cash from somewhere to trade for the note. 

I would be VERY RELUCTANT to do it at all because of the negative consequences and I would only do it if I was 1000%+ sure that if my deal(s) went bad, I had a back-up plan (or 3 back-up plans) to be able to prevent it from happening.