My limited experience with these types of investments is that where they are offered to retail investors, all the juice has been sucked out by the promoters and the sales commissions. That's why my experience is limited.
I'm not doing it any more but I used to have pretty good luck with private placements offered locally. My first was a piece of an apartment complex and the nice thing about that one was that the general partner waited and got most of his payoff oinly after the real estate was sold. Skin in the game, IOW. Other deals were similar, medical, technology where I knew the CEO, restaurant (a really fast way to lose all the money), etc. I also bought into two or three deals that were called "blind pools," pretty much like today's "SPAC" deals except smaller. In all cases I knew the promoters and it was the same situation where they got paid mostly when the deals were wrapped up successfully. Again skin in the game.
So ... you might start sniffing around via your personal network; attorneys, CPAs, Insurance agents, commercial real estate specialists, etc. to see what might be available in your area.