If you find a deal with solid cash flow, partnering up might give you more flexibility while still allowing you to control and operate the property.Out-of-State Opportunities: If the local market makes it tough to find larger value-add properties, you could consider diversifying into other markets with lower barriers to entry.

Talked to the CHA and they said there are no section 8 listings available and that only tenants can control the property being section 8. 

We deal with the pest control guy, pool guy, lawn guy etc. 

These are the operators I will not invest with again.Syndication investments are long term, illiquid investments that are completely out of your control.  

We don't have rent control, there are no restrictions when you renew a lease.

The builder will have more control after the project starts.

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If you have a high rent and no rent control, without knowing anything else about your financial situation, lifestyle etc. 

If I were to create a single-member llc and give my wife 100% control, that seems like I would be at risk of losing everything in case of divorce (god forbid). 

I mean it is possible that Xfinity had a fiber cut or something blew out in a storm or something that services that location and it could be out of their control.