I am based in Houston TX.  

Of course the proof is in the actual investments and numbers, but this assertion seems unlikely based on the value-add upside normal syndications can provide which DSTs can’t.

If you are looking for financing, I would make sure you can qualify based on long-term rent (one lease), and the property is not currently operated as a rent-by-the-room rental. 

But I’m SoCal based and have thought about investing in Temecula.

I realize that cost is not at all based on the value of the property but  $2,000 seems like a lot of money for just 1 acre of vacant land.  

It looks to be a true 50/50 split based on square footage, so eventually when you go to sell you will be taking 1/2 of the property and applying the federal tax exclusion under Section 121 and the other half will be treated as a capital asset subject to capital gains.

If you're interested, I'm more than willing to share more about how to navigate this path based on the successful experiences of other investors.

Based on the cursory reading of your post seems like we might be able to help your client.

Line drive base hots not strikeouts swinging for the grand slam. 

With that loan product, they will not be looking at your DTI or work experience and will qualify the property based on the DSCR (Debt Service Coverage Ratio), which is a measure of the property's cash flow.