DSTs (Delaware Statutory Trusts) can offer them a viable option.

What is the cost of creating Delaware SLLC vs conventional LLC at Royal Legal Solutions?

Delaware Statutory Trusts, Tenants In Common syndications, Tenants in Common real estate ownership, as well as long term ground leases are all products that give you passive fractional ownership that still qualifies for 1031 treatment.  

. $5000-$8000 all-in for full three decker de-leading on all three back porches.)

Podcast 109 will have you running scared, looking for the Delaware Trust thing where nobody knows who owns anything, including the title co's you need to verify your own vesting when you need to sell.

Right now Marana and Corona de Tucson lead the way, but Vail, Sahuarita and Oro Valley also remain strong.

Even if an item would ordinarily be repairs - like repainting - it is still not deductible until the property is placed in service and should therefore be capitalized.Then comes an exception per the Tangible Property Regs that allows de minimis expensing of items that would normally be capitalized and depreciated, as long as each item is under $2,500.

You're not too far from me - I live in DE.

My exit plan for years down the road is to de-convert it and do a gut rehab and convert it into a luxury SFH.  

@Bradley De comarmondI think one of the issues with finding investors (as an investor myself) is you need to have some sort of track record (reviews really help with confidence) and the numbers must work.