Syndications will almost always be to cover the down payment, renovations, and other costs in order to increase rents and to optimize ROI.

I visit Oahu every year to check on my properties, optimize processes, meet fellow investors, and work on my tan ;)Besides my Oahu rental portfolio, I have invested in over 15 private placements/'syndications" passively over the last few years.

We are not optimized, but I have accepted that.

Looking back I believe we could have/should have adjusted our rates to optimize our payouts.

I am wondering about two things- insurance and tax optimization.

(The program is Healthy Neighborhoods Program).I guess my question is .. being that I would like to get into investing ASAP and i feel like this would be a great small step , are there any more options out there that would be more optimal for my situation (hard money lender, other programs, better routes)? 

It is more of a (right sizing) of existing medium to larger box size tenants expanding their online footprint to maximize omni-channel marketing to get the right optimal business ratio to drive sales and profit margins.    

.- number of units (in the case of MF)- location of real estateThe investor has to decide what mix is optimal for their situation.If Series-LLC is an option for you, get one and put each property in its own child Series-LLC, problem solved.

@Angela Miller - This area has many properties that come up regularly but as @Ronald Starusnak mentioned, most need updating/rehab to be optimal rentals for the area. 

My intent is all long term but systematic exit to optimize portfolio. 1) Less then 12 months ... short terms (maximize opex)2) More then 12 months ... long terms (maximize opex)3) More then 9 months. .. 1031 as portfolio optimization 4) Opportunity zone using any gain from previous 180 days (looks like this is what you are asking)The whole world can talk about benefits of buying/investing is Qualified Opportunity zone but as of now not sure i have seen anyone yet (again my world is tiny ) who could give direction on beyond filing Form 8996  such as below1) How to create /maintain QOF  2) How to manage cash within QOF for rehab/purchase 3) How to brings investors in/out of QOF ..