passive buy and hold - syndication or REIT?

[Adam R.]

Hi all,

New here - been browsing the BP forums and podcasts for a few weeks and went through a couple of books with original plans to buy and hold 1-4 SFH as part of diversifying retirement portfolio. Originally I thought I want to diversify my retirement savings into 1-4 SFH buy and hold rentals. I'm starting to think I want something more passive, and my goal is really to diversify from the stock market.

My question is - are there buy and hold (long-term) options for syndications or REITs (either SFH or MF)? My understanding so far:

1) Syndications - generally 3-5 year holds. While these may offer high returns, individual deals seem higher risk to me and require a fair bit of vetting for the syndicator + individual deals.

2) REITs - publicly traded ones seem to trade at a discount due to liquidity and lose some to overhead, fees, etc. They seem to be very highly correlated with stock index funds. I am not familiar with private REITs and was able to find little info on this.

My ideal investment would be a long-term (10 year +) passive investment, buy and hold with the manager invested in. The investment would understandably have low liquidity and looking for modest returns, albeit higher than a public REIT.

Does this type of RE investment exist? Thanks for reading!