If you syndicate the deal investors are actually taking an ownership stake in the property, and you usually split the profits with the investor, and may even collect a few fees for your efforts.There are a number of ways this can be structured but here is an example of a deal I invested in not to long ago...

Think about it, you're buying this big building and you not only want to live for free, but also make a profit on it.

That may be a waste of time and money.But there may be a way forward (even a profitable one) depending on your situation. 

It usually appreciates slowly, and the profit will be taxed at capital gains rate, which can be addressed with a 1031 exchange, outside SDIRA. 

@Steve Vaughan  I think the reason they do is for some reason they believe what they hear that the way to buy rental real estate when you have no money.. is to wholesale first get some money then buy rentals.when in fact wholesaling or buying and selling deals quickly in any volume takes a lot of skill.. significant marketing capital.. and most of the time they are breaking the real estate laws.And you have all sorts of HOW TO trainers selling their boot camps and of course they lead with you too can get rich with NON of your own money..theoreticaly that's true.. but not really reality in the real world..not to mention some areas simply do not have enough distressed real estate to make it viable at all.other areas like urban cores and cities that have seen hard times much easier to at least snag low value assets no one wants.. much of this is done is rough areas.Granted there are always hoarder houses and other fixer types in the nicer areas but its uber competitive for them.. and generally there is not enough profit in them to feed all the mouths.the wholesaler the buyer the buyer having to use hard money the contractor sales cost etc.. that in my mind is why you see so many post about HEY wholesalers don't know what they are doing..

You have to bring in a 20% down payment and they also share in the profits.....it sounds very expensive to me and not like a model that would allow you the control you would want to have?

All making profitable real estate investment that much harder. 

There are 2 main reasons for this:It allows the investor to cash flow more profits to use on things right now. - so if they wanted to reinvest the profits into another property or use that money for another purpose. 

By the end of program they own a part of a building in their own community in which their profits go toward their college education.

Can you find someone to loan you the money and split profit with?