Very sad that you have so much knowledge at your disposal here and rather than use it as a learning vehicle you decide its too hard. 

It was one of the larger vehicles.  6.  

After assisting to a real estate event, I knew that real estate would become the vehicle that would take me there. 

I have also done some reading on the deferred sales trust but would have much to learn about that vehicle.

But understanding how RE is still one of the tried and true investment vehicles, we just decided to do it a different way.

Rental positive cash flow properties in the bigger metro cities are all in areas that are bascially all rental areas with little redeeming features other than a vehicle to create a few hundred bucks a month in cash flow... so unless you can go large with it.. the risk is very high ...

I see the stock market as the vehicle for hands off investment but I like the ability to force equity with property which im not sure syndications would provide.

One rule that All self-directed tax deferred vehicles have is no self-sealing.

I often wonder if these inflection points in the physiological zeitgeist of RE investing is more telling than any definable market numeric Had to google Zeitgeist.. yes I agree with you its for sure the idea or mood of many investors these days that think the way to financial nirvana is the number of doors they have and willing to mortgage everything including their personal residence to get in the game.and of course leverage is needed in the beginning that's for sure.. although we deal with a lot of folks like Steve and they will frankly morph to being the bank for more worry free income by investing in solid performing first trust deeds.. that vehicle really offers what they want they just don't know it exists.. 

I am pretty heavily invested in Praxis' "Riverbend" vehicle, so not sure I want to do any more there.