I still think syndication investing is fine within a self directed Roth IRA (or traditional IRA).The hold time on a syndication may only average about 5 years, which means when investing outside a syndication you are usually recapturing that depreciation anyways at a time you cannot choose/control as a limited partner.

I'm paying above average cleaning in the Colorado mountains because our cleaner is trustworthy.

Average rent in this area might be $1100-$1300/month if you have a nice property but this one is outdated so you would probably get $950/month.

If both of those things are true, then you have a higher than average risk of tenant turnover, which is where that cap rate is coming from.

Only tenants pay rent.When we started out in 2005, we identified multiple subdivisions where the average tenant stay exceeded five years.

https://www.har.com/content/department/mlsHouston Real Estate Highlights in September, 2024:-Single-family home sales increased 1.7 percent year-over-year;-Days on Market (DOM) for single-family homes went from 45 to 51 days;-Total property sales were down 3.3 percent with 8,228 units sold;-Total dollar volume was statistically flat at $3.3 billion;-The single-family median price was up 1.1 percent to $335,000;-The single-family average price edged up by 0.3 percent to $415,435; -Single-family home months of inventory registered a 4.4-months supply, up from 3.4 months last September.

Does anyone have an idea of the average CAP rate (or a range) for larger apartment buildings in Price George's County or surrounding counties.  

I’d rather dollar cost average and buy every year in good times a bad times.

You can google average rates in your area to get an idea.

Average annual return from all other investments with him is 1.8%.