You can buy an almost new or brand new single family home here in Arizona for $250-300k, combine taxes and insurance of under $2k per year, rent for $1500-1800, will break even on cash flow with 25-30% down because there is no maintenance or cap ex since it's new (you will have these eventually but rents will increase by the time that happens).

I've been able to get a healthy combination of both cashflow and appreciation from all my properties after a little TLC. 

Each stock will have high variance, but when combined into a portfolio, the variance will be reduced because the correlation between each stock is < 1.0. 

Now I do a combination of all I learned

Rent your current house for 2 years and then look at selling it using a combination of 1031 exchange and the Section 121 exclusion to buy a new property that might cashflow better.

Tenant called and said he had a new washer/dryer delivered and the delivery guy said the cold water valve was corroded and leaking badly. 

So I got a text from my cleaner that the washer wasn't working.

*Use vents when using a clothes dryer.

The largest city on the Coast, Coos Bay/North Bend combine for a population of less than 25k.

Combine that with a very steep carried interest and I don't care if this is the deal of the century, because if it was, they would not be so fee heavy and rely more on carried interest.Personally, seeing a lot of underperformance in syndications, I do tend to see an inverse correlation between upfront fees and overall performance.