Thanks Evan,There aren't that many true turnkey companies around anymore.IMO the ones that stood the test of time are obviously doing a decent job and if they weren't, how did they last this long?

A "Solo 401k" is a 401k plan for which there are no non-owner employees eligible to participate.In other words, "Solo 401k" vs "ERISA plan" has nothing to do with whether your document provider calls it a Solo 401k or something else.If a business with no non-owner employees adopts a 401k plan it is a "Solo 401k," regardless of what the document provider calls it.If a business WITH non-owner employees adopts a 401k plan - even with a plan document that does not address ERISA, non-discrimination testing, etc., etc., etc. - it is NOT a "Solo 401k" regardless of what the document provider calls it.A "Safe harbor 401k" is still a "Solo 401k" if there are no eligible non-owner participants.

Make sure your financial modeling is SUPER conservative with a lot of stress tests.

., pressure test assumptions, look at GPs past performance vs their projections, etc.) before I make a contribution so this definitely feels like a good group to be a part of.Some GPs who have seemed reputable are still putting in assumptions such as 5% annual rent increases (which is insane in my mind) to get to their exit figures.

Just so you know....a series LLC costs about 10,000 to create and it is a product that is not tested or even recognized/understood in most states.

In short, in the context of real estate, the majority of your time has to be spent in real estate activities (usually full-time workers in other professions fail at this level of the test because convincing the IRS that you work two full-time jobs presents a problem) and the time spent must exceed 750 hours.  

Also learn to do stress test on your portfolio if something happens (higher interest rate, vacancy, etc).5- Enjoy: You need to love doing that.

I ALWAYS reevaluate rents upon move-out - - time to take a litmus test on FMV.Should I squeeze every nickle of cash-flow or be happy with low-to-nill vacancies?

I have a 6 month lease and would like to take the jump and test the waters with the medium term rental.  

My favorite is, "Do you have a radon test for me?