That gets worse as you get farther out of the cityTLDR: values depreciate, inflation has gone basically nowhere in Japan for a long time, the supply of housing is pretty good compared to demand (unlike the US) and that's because of flexibility with rezoning and development, taxes on rental income are high. 

Originally posted by @Brian Eastman:@Roman Stefaniw@Chad Urbshott recommending Olympia Trust and the like is what I thought I was referring - which is self-directed plan itself. 

Some of the most expensive and difficult properties in the country (and world) to develop were vaporized into potentially un-developable lots.

Quote from @Andy Tack: Hi Lance, we are developing a project that is partially in a flood zone also.

We self-insure and take on the rental risk ourselves. 

Currently, I self manage using software program that centralizes the majority of information and messaging and pushes to all the platforms that we list the properties on. 

Spend a little more money than you might have been planning to, buy in a better area (i.e. not a “turn key” 100k house off the mls), and self manage.

I do expect greater development of condos and townhomes and higher density single family communities. - Acreage will continue to be a very hot commodity.

You have relationship infrastructure and knowledge that took a very long time to develop.  

.- Both Sterling and Bank of Marin offer financing to TIC developers for acquisition and renovation of buildings that will then be converted and sold as tenancy in common.