However, a property located in Evansville, Indiana will not have nearly the same number of market participants, making it easy to get into the investment, but difficult to get out.5.

I would be interested to hear the input from local market participants on which markets, sub-markets have the best prospects on a 3-5 year hold. 

I like participating in the program as it works well for my business, but if I ever have to evict a Section 8 tenant it's highly unlikely that I would be able to collect against them in court, although eviction is an unlikely outcome for a properly screened tenant since they would lose their voucher and most would seek desperately to avoid that.

I do feel the only way to learn is to participate in the action. 

An investment with an experienced sponsor can mitigate some risks because you are participating in a larger acquisition than you might be able or willing to do on your own (which gives economies of scale), and you get to leverage the sponsor’s experience, judgement, track record, network and deal flow.But it also adds risks by adding an additional component not present in direct real estate investing:  the investment sponsor.

Thanks again to everyone that participated in this discussion it was very constructive! 

Tom moved to Denver to head our office there and to directly participate in the local commercial real estate community.

The advantage here is PML is a loan, and will not participate in the equity upside upon sale. 

I'm moving in a few months but I will definitely participate until then.

Even if I have rented houses for 6 years, since I never participate in the property management, I am new to this topic, too.