Maybe that's a low blow, but you get the point.

Unless you totally threw all REI strategies out the window, which I highly doubt since you are getting into the weeds of Def Comp, you will blow that 457B out of the water in due time.

The main reason I would advocate for the LLC and business bank account is because then you can separate your personal finances from your business finances and also shield yourself from any liability should something happen in or on the property and you get sued.

Numerous DSTs are now curtailing distributions, and I don’t think they are even allowed to make capital calls, unless they blow up the DST structure and turn it into a taxable (and very unattractive) syndication.So I think carefully considering market cycles is still a necessary analysis, even though it’s always a guess or speculation on the investors side.

I would never advocate using unsecured debt for a down payment.

Even if they catch the same thing, like Russel says, the difference in language/description/DANGER  can blow you away.

I will though defer back to my original comments and those by @Rachel H. and advocate for caution. 

They don't have any money for the down payment and want to find a property for "$0 down, creatively financed" but at the same time they'll pay $10k for a lying guru to blow smoke up their ***. 

Some years blow your mind, others are a grind. 2023 was especially tough for many.

Blinds installed, burn hole in decking repaired, HVAC unit repaired; not blowing heat.