If you have any other investments, this is similar to holding stocks vs bonds. 

The general partnership team manages the deal, and investors must relinquish control.Investment Illiquidity: Real estate investments are less liquid compared to stocks and bonds.

Bond offerings range from 8-12%.Offers monthly dividend or compounding interest.

Make sure they are licensed, and have bonds, etc.

I like it more than just stocks and bonds investing.  

I wish there was a such thing as a "self directed 1031X" whereby I could assemble a portfolio of various things like stock, bond, REIT and crowdfunded/P2P type issues and let it ride.

Prior to the caps a tenant could get a $5k bond for $750.

the cap doesn't really matter but the slope of the cap that matters.when we chase CRE basically we are trading the spread between 5Y bond and cap rate.This is same like buying stock, buying at 40 or 300 doesn't matter if we don't know the context, so in stock going up is better; with CRE what matter is the width spread between SOFR/5Y and fair cap rate.

Seems to me you're attempting to sell an unregistered bond, not a good way to go.

And even though it isn’t the business we ultimately want to be in, cutting our teeth on some renovations would make sense.