I'm under no pressure to do or buy anything so watching the CRE space play out from the sidelines works just fine for me.If that's your definition of a clown, it's time for me to go paint my face! 

So is getting a lease for a 1bed/1bath (or 2bed/1bath) for 12 months, then relisting it for midterm a better play?

Seems to me the play today is simply be a preferred equity investor. 

interest rates appreciation and rent growth play a huge roll in brrrr and housing hacking 

Both GC's work on distressed properties so are hedging playing it safe as I just asked them for budgetary numbers to help determine if I should do this deal or not.I do have 10%+ in cash reserves already.

Its a product we offer, just doesn't get a lot of play, because its a pain to refinance that seller out down the road.

Part of this is a diversification play. 

You can't just start a syndication as a GP with no background in investing so I don't know your play here.

We’ll see in 24 mo if my strategy plays out.

I realize there are a lot of variables at play during turnovers, such as:- What was the condition prior to tenant move-in and what is the condition after move-out?