If I establish my own DST (and do not accept outside investment) are the rules different?  

They are established already so for your absence get a PM.

Today more and more companies are simply copying the marketing of companies who are bigger or more established and the buyer has no idea of what distinguishes the good from the bad.  

They need to establish a local business entity you can receive funding and distribute proceeds to just like another local.  

Otherwise you are limited to 6 month or longer leases.One other consideration, if you are out of town and offering short-term rentals be sure to hire a good management company that has an established clientele and offers reasonable rates.

Under the California Business and Professions Code, it is required in the sale of residential property of not more than four units that the listing (or other document that initially establishes the broker's right to a commission, or changes the commission rate) contains the clause: "Notice: The amount or rate of real estate commissions is not fixed by law.

Also, after I get established, I'll get the other drivers to look out for me as well! 

The culture is such that I'll be motivated to help out others that are getting started when I'm more established.  

I believe there is strong legal arguments to make about why a Series would hold up in any state, even a state which does not allow a Series to be established through the laws in their state particularly.If anybody wants more particularized info on this feel free to PM me. 

Fortunately I work for the oldest real estate company in Lexington County so we are established enough to get opportunities through personal relationships that the two owners have established.