Collin I did a whole slide deck presentation to a few reias back in about 2019 calling it the pivot I thought we were going to see the 10 year cycle start to level off and things slow..

@David Haughton Nobody can effectively answer the question you presented unless you first identify four single family homes and two duplexes you are considering purchasing.

Take Roth for example: it is not just tax advantageous, or tax-deferred, it is tax-free!

That presents a great opportunity, however it is hard to scale when buying everything with cash. 

For something in the middle, small but still national, I might be inclined to defer to what they want.

I defer back to what I laid out.

Or we would have investor meetings in the evening that I would give a presentation of the status of the project and I would have 20 to 30 couples but even with that they wanted the GP there.. and the GP left me hanging one night and the investors went bat sheeet crazy.. there I was in the firing line..I know that was then and now is now and its not how business is done anymore..

Also, you don't have to be physically present/so close to self-manage. 

And if all or most capital was lost, many investors would label the sponsors as crooks.But these labels are all wrong, which is why the idea of a ranking list presents problems and could lead to poor sponsor selection.  

To make matters worse his general contractor was not present to provide professional reassurances regarding the work plan.