There's no difference.

There is no cost to join.

The way you explained it, the DST sponsor would have to in their Operating Agreement a way to  accomplish  a separation of ownership or at a minimum no prohibition for a separation of ownership.

The other option is to form an LLC prior and both go on the loan in terms of dual borrowers so that the land is used from one owner and the assets or cost to build is coming out of the other partners funds.If you do not own a primary home you can build a home with as little as 3.5% down but cannot use an investor for that option. 

Even worse, the city had no idea how to comply with the law.

Also, for advertising, you must follow the rule of no more than 2 people per bedroom plus 2 additional guests on couches.If you need more information or help with the registration process, just let me know—I’d be glad to assist!

Hey @Christopher WissingOut-of-state investing makes sense if you're looking for positive cash flow and your market has appreciated to the point that it no longer does that.  

Costs are very high, but uncovered spaces aren't renting for that much (we're a frequent visitor to New Smryna Beach btw). 

Delaware or Texas or does it make no difference whatsoever?

Again, it is worth the cost to talk to a CPA.