The larger countys should, but the smaller ones just don't have the sophistication.

Thank you for pointing this out @Lemont WilliamsPlease inform the thread applauding podcast 109 right now that wants us to over-sophisticate everything.  

If you can find one that operates under Reg D 506 (b), the sponsors can accept up to 35 sophisticated / non accredited investors.  

D, Rule 506(b) offering allows for up to 35 non-accredited (sophisticated) investors.  

Sophistication of sellers and availability of supply are different.

The level of sophistication will  depend on your activities and that can be unrelated to the number of doors one owns.So, it's best to speak to an accounting professional, specialist or CPA, and in 15 minutes they may tell you how sophisticated your system  might be.

Depending on how sophisticated the problem tenants are, especially in a state like New York that is very tenant friendly, you might be battling them to leave for months on end.

I have done deals like this with similar returns so I am not thinking it can't happen.. but I would consider myself a sophisticated investor and would not be asking people on the internet if it was a good deal..

Or is it the opposite and they are heading off to find a less sophisticated investing group?

You'll use Life Insurance as the mechanism to replace the wealth you gave away, just as you would in a CRT.This is a 10,000 foot overview of three very sophisticated strategies.