They fail to leave out how levered to the hills these folks are.

I'd be happy to review your math that shows cap rates as a profit metric but you continually fail to back up any of your statements. 

The buyers financing failed quality control apparently and also the buyer delayed quite a bit.

But they fail to realize that I'll be selling after 12 months and the properties are usually 3-4x what I paid for them so they should be decent priced listings worth having.

Certain companies would not be eligible to use the exemption, including:o Non-U.S. companies,o Exchange Act reporting companies,o certain investment companies,o companies that are subject to disqualification under Regulation Crowdfunding,o companies that have failed to comply with the annual reporting requirements under Regulation Crowdfunding during the two years immediately preceding the filing of the offering statement, ando companies that have no specific business plan or have indicated that their business plan is to engage in a merger or acquisition with an unidentified company or companies (no blank check companies).Investor Limitations Individual investors may, over a 12-month period, to invest in the aggregate across all crowdfunding offerings up to:o If either their annual income or net worth is less than $100,000, than the greater of:§ $2,000 or§ 5 percent of the lesser of their annual income or net worth.o If both their annual income and net worth are equal to or more than $100,000, 10 percent of the lesser of their annual income or net worth; Securities purchased in a crowdfunding transaction generally are restricted and may not be resold for one year. o Holders of these securities would not count toward the threshold that requires a company to register its securities under Exchange Act Section 12(g) if the company is current in its annual reporting obligations, retains the services of a registered transfer agent and has less than $25 million in total assets as of the end of its most recently completed fiscal year.

I could do this and completely fail. 

Many people try to circumvent CA's franchise and income tax, and many people fail.

I identified with the required time frame and I had listed a DST as a fail safe just in case something came up during the due diligence period, and sure enough an adjacent gas station's tanks were leaking benzine and the water flow was heading on to my land and ultimately the lender, even after a fairly decent phase 2 report from the engineers would not loan so I ended up buying into the DST which was not my first choice but still provided quarterly cash flow and appreciation.  

I've rehabbed and successfully flipped two apartment complexes (57 units total), bought and sold a courthouse step property, and had a few other real estate ventures that failed.

She said she would help with whatever I needed and immediately got a contractor out there to turn the gas off and unhook the gas line from the heater (one of the things the owner failed to mention she wanted until the last minute).