So in practice , accredited-investor-only investment has bigger risk/reward than public investment.First because public investment has its own transparency.

I'm new to Bigger Pockets - Does anyone have experience investing in Qualified Opportunity Zones? 

If you are worried about being sued, there is an argument for opting to just get umbrella insurance.For your specific situation you could consider speaking with a RE attorney or there are services that can help you set all of this up.

I see you’re not a long-term user of bigger Pockets. 

I came across Bigger Pockets a few months ago and have been learning on my own by listening to podcasts (RE Rookie, On the Market, BP RE Podcast) and reading the various recommended books every chance I get.

If you're comfortable taking on more effort for bigger rewards, BRRRR might be the way to go.From a tax perspective, BRRRR may be better because you can potentially benefit from accelerated depreciation on the property, which can help reduce your taxable income and give you a bigger tax advantage compared to a turnkey property.

I only say this because the question Bigger Pockets ask above is "did you work with any real estate professionals or lenders?"

That's why the cash flow is low on that one, because it has a bigger mortgage.For the most part I consider Taylor to be B class.

I've reached out to lenders here on Bigger Pockets- but their rates & terms seem high (DSCR or just not good terms)- I qualify for a conventional loan, but my DTI is almost maxed so why pay an extra 2-3% DSCR when I don't have too. 

Use a good lease Have proper insuranceAdd an $1million umbrella policyAnyone can sue for anything, but winning is another issue.