I think of this niche as one with sharp edges.

I will continue to tweak my plans and eventually find a nice niche that fits my investing style.   

. - Concentrated investment thesis and focus: I am paying a sponsor high fees relative to a REIT for concentrated expertise in a narrow niche.

You can also horseback with a single family...it's completely a personal preference based on what you are comfortable with.  

Or any other options you prefer such as a 1031 exchange?

We have passed on deals where a modification would have resulted in to low of a return for us, we prefer not to be in a situation where we HAVE to evict someone to make our target return.

I prefer properties that are heavily focused on the residential component  because mix-use assets receive far less attention than multi-family assets.

Yes, I attended a local REIA event and I am now apart of Facebook groups to grow my different avenues of learning about how to get started with wholesaling and other niches 

However, in the long run, I love the "buy a house a year" strategy (as a primary, for preferred financing) and just keep moving (pending that your spouse is on board with this of course, if you have one).

nice job I grew up flipping land I love that play still fund land flippers to this day is a niche of lending that I have carved out..