And while you might be able to purchase shares of a REIT using margin in a non-qualified account, that's a pretty risky proposition.  

HELOC lines are an iffy proposition right now.  

Those 3 together make it a hard proposition, unless you get the property for free,ha.

Anything lower is the result of executing strategies which result in sub optimal returns in exchange for tax benefits, a no win proposition.  

Managing 10 rentals is one thing and managing 70 would be another proposition entirely. 

That leaves the laboring oar with the borrower who has to file a civil suit and request for an injunction to stop the foreclosure sale which is an expensive and uncertain proposition, depending on the facts available to show a waiver.

In Ohio, while a PM can deliver the 3-day notice to vacate, either the owner or his/her attorney must file the legal documents (the complaint).Eviction routinely isn't an expensive proposition - my attorney charges a flat fee of $450 to file the paperwork, attend the hearing(s) and prepare additional paperwork that might deal with collecting back rent.

With commercial properties priced according to CAP rates, is one setting themselves up for a losing proposition? 

Private money lending is another possibility I've considered but it's quite a daunting proposition to find someone I can trust with a large chunk of money.

Most don't care.If you know the market, understand how to effectively price a property, and can effectively demonstrate your value proposition, your office location won't matter to most people.In my experience, the homeowners who were hung up on details like this were the most difficult to work with.All the best!