The more exposure you provide, the greater chance you have of finding the individual who can help you.

If you want that much control expect to take on the risk and liability exposure in return.

REITs aren't a bad option for many people who want exposure to real estate with literally no time invested. 

I'm guessing it's likely pretty low (<6%), which if that's the case that is an incredible amount of risk exposure you would be taking to pay off a low interest loan. 

Mitigate your risks and exposure.  

When I invest I look at risk first, risk of the property, my risk exposure to the market.  

(and of course it will have been used before it overflows)  My exposure to investment property is through REIT's only because I live in one of the outer boroughs of NYC and I see no point in spending a ridiculously high amount of money for a building that's going  to produce a ridiculously low cash flow (that's IF everyone paid and IF nothing broke- big IF's)  add to that gross over regulation along with moronic laws that give all the power to the tenant  and I can't see a reason for me, if I want to be able to sleep at night and have peace of mind, to own physical property. 

Every one of these transactions you generate through marketing should eventually lead to one or two more through referrals and just general exposure to your market, and that part is largely free of charge. 

If you've got a go-to contractor, know how to manage a flip, and it's just the first time you've hit a property with foundation issues, it might be worth paying the month to learn more about monetary exposure on this particular foundation challenge.

in fact i feel so uneasy about the oil and gas situation here that i have built up over a $6m portfolio in r/e in los angeles instead of houston while renting an apartment in houston...i only recently bought a small house here and a duplex... all in my exposure in terms of real estate is less than 300k out of 6m.i really do wish you all the best and hope you get it sold at a great price and hope that i am dead wrong about this city for my own selfish reasons  but i absolutely dont think the luxury market has legs in this city without some pain first.