|The gain that you have is ikely passive.

The NFI-ODCE is a capitalization-weighted, gross of fee, time-weighted return index.

Although a cash offer may help you win the property or gain concessions in the short-term, there are long-term benefits to using debt. 

If your primary has a net $1M appreciation you’ll only pay $100k cap gains tax - that’s a lower alternative than what you propose.

I'm in this strange position of being out of state and unfortunatley not having the time to visit or gain personal expertise.

If you've enjoyed a lot of appreciation in the value of your primary home, you may want to start a timer to sell before losing the "lived in the house for 2 of the last 5 years" capital gains exemption (limited; not infinite, but big).  

They are going to be the cheaper alternative for SFR, so in theory you should get some decent appreciation gain and good tenant pool.3.

The three ways to handle the risk are (1) gaining knowledge and experience in both investment in general and in the area you’re investing in specifically (2) extensive due diligence and when the inevitable bad outcomes occur despite (1) and (2) then (3) diversification.  

It's always best to start local and then gain experience as you go through the motions as a new landlord. 

I will say this short term sacrifice can lead to major long term gains.