You'll need to talk to a professional or two on how to do a mixed taxed return when it comes time to sell.To qualify for active participation, you need to spend more than half your time on real estate. 

After debt service this would leave about $43,000/year for distributions or annualized 5.375% cash return (assuming improbably that the passive investors who participated in the raise get all of the cash and no promote/fees/etc).    

Please note that the account into which the funds are deposited must be the same type of account from which the funds were first withdrawn (e.g. withdrawal of pre-tax funds from a 401k could be deposited in a pre-tax IRA but not a Roth IRA - "like to like").Loans:Payments on a 401k loan taken under the CARES Act must be paid back starting in 2021 over a 5 year term.Here are the details regarding the loans:NEW LOANS:The CARES Act which was enacted to provide relief to individuals impacted by COVID-19 allows for increased 401k loans and more flexibility for repayment of these loans.Specifically, you must be an individual who meets one of the following conditions to demonstrate that you have been impacted by the crisis (and it will be your responsibility to retain documents in your files that demonstrates that you are a qualified individual):Individual who is diagnosed with COVID-19, with a CDC-approved test;Individual whose spouse or dependent is diagnosed with COVID-19, with a CDC-approved test; ORIndividual who experiences adverse financial consequences as a result of being quarantined, furloughed, laid off, having work hours reduced, being unable to work due to lack of child care due to COVID-19, closing or reducing hours of a business owned or operated by the individual due to COVID-19; or other factors as determined by the Treasury Secretary.On or before September 23, 2020, such individuals take a 401k participant loan subject to the following terms:Maximum Amount of the Loan: 100% of their 401k balance not to exceed $100,000.

I would love to participate 

You must (1) qualify as a RE Professional (under the Code) and (2) materially participate in the activity to use net real estate losses to offset any active W-2 or active K-1 income.  

From my understanding of history Liberalism has its roots in the individuals rights to self determination, thus why  Locke, Madison, Mill, James, Wilson, ect, abhorred institutions like slavery, unbridled nationalism, tariffs, ect.

Although a number of people are concerned that SOFR will be more volatile, there will be other indexes that certain banks and institutions use as an alternative index option.Most loan docs over the last 3-5yrs had verbiage related to the potential change, and they gave guidance on what indexes would likely be used, the calculations for the new index, etc.

So on a $100k loan amount you's pay $2000 - $4000 up front at closing (the points), in addition to the cost of document prep (mortgage, promissory note, etc - which can be a couple thousand bucks), and any origination fees, underwriting fees, etc charged by the lender (more common with "institutional" HMLs that with smaller individual HMLs), then $1000/mo interest only payments ($100k times 12%, divided by 12 mos).

With that being said, your deal size will take you out of the institutional and larger private investor's playing field.Hope this helps. 

I found this deal through my real estate agent, participated in the agent's alert system where I saw the deal the day it was posted.