Some sites like crowdstreet have no platform fees. Some of the sponsors will have fees though like a 70 to investors/30 to sponsors split after a preferred return usually 9 percent to investors as well returnnof capital t. The sponsors themselves will drop most of the down themselves as well. So there is skin in game.
the fees for an etf reit is not just the investment fee itself. The investment fee is akin to the platform fee imo. Each company the etf invests in has fees on their own called operating costs. Plus they aren’t allowed to lever as much. I would look at it in that manner.
Essentially if you had 10m.
you could invest in a reit etf where you are charged a fee to invest in multiple reit stocks. Or a reit stock directly where you skip the investment fee. But I feel the operating costs are bloated! Dividend yield is like 4 percent.
you could also buy a commercial property the traditional route. Where you drop 10m and borrow 20m. And you need to run it, obtain financing for it. Your returns could get cray, I know this lasik doctor who did this.
Or go to crowdfunding site, where they do it similar to the traditional route but with higher costs. The costs will still be less than an operating reit imo. Since they are incentivized to make the investors money before they can make a true killing. In a crowdfunding site you choose the projects you want to join, as oppose to them choosing for you. You also choose the sponsors you want to work with. It’s also very hands off, once you select the sponsor and the project and invest only a minimum of 50k, then you just watch the cash flow back to you.