As you move to more perceived risk (the investors perceived risk, not yours) the return necessary to attract interest increases.Some operators have been able to attract investor interest offering a lesser return by targeting non accredited, non sophisticated investors, whose choices are more limited.

High cost which equals Higher perceived risk(especially for the wife).

@Cameron RileyI would be concerned about perceived discrimination based on fair housing.

DFW, Austin, other perceived High Demand areas will have higher prices and less inventory.

I recognize this isn’t sustainable, but I need that level of control to start – I’ll accept the lower profits for my perceived lower risk with contractors.My Next Steps:Absorb and learn.

I've noticed there are a good amount of opportunities that I don't even evaluate because of price or perceived effort when it's not in my state.

Lesson here is that even perceived accountability is important to all of us.

The preferred return in many ways is a measure of perceived risk and the premium paid by the sponsor to the investor for that risk.

The amount of supervision it sounds like you want would cost you more money than any real or perceived benefit you'd receive from it. 

We'd need to know the perceived value of the property, does it come with land or is it a rental space, how far is it from a store or other places people can walk to, is it with other mobile units or deep in the woods all by itself, and on and on.Lots of different ways to structure it tho'.