Say there is a syndicator raising $10M for an apartment complex.Say I personally have $100k to invest, but there are other friends/family of mine that want to invest, they just don't have the relationship or time to build a relationship/trust with syndicators.Am I allowed to "sub-syndicate" a group of my own network of investors to invest in the actual syndication? 

Perhaps one with strong real estate knowledge, but also one who can advise my wife and I on a variety of other topics, including but not limited to her 401k, stock investments, college funds/trust funds for our 5 children, etc?

So trust me, its just the name of the game.

I'd Highly prefer turnkey to get started in the market until I can build a trusted local team (property manager, contractor, lender) to turnover a few properties a year going forward.   

Cash for keys and any other tactic isnt good as these tenants cant be trusted and are now making sure everything gets delayed, claiming all kinds of hazards etc.

If it's not, it's not doing its job.Buying property right now that won't have a theoretical positive IRR (much less an 8% IRR) beginning in Year 5, even in the best case scenario, is ... irresponsible.You can easily loan your money to someone you trust in the real estate world and earn 8% on it while doing no work and taking little risk. 

@Willson GuimontYou can exchange into a Delaware Statutory Trust or a Tenant In Common, but not a REIT. 

It sounds like there is significant difference in loan rates across the US.Try U S Bank A national lender just got a quote yesterday sub 4.5% National lender publicly traded company credit must be stellar!

This anonymity can be accomplished for free by using Trusts to own your companies as well as the assets.

And housing has had other crashes though many in the USA were more regional than national.