On most any day you could find people walking dogs, or children playing in the area.

Better play it safe and use a warranty deed instead.Also, later on when you sell your property, it will keep the chain of title cleaner for the next title insurance.Last but not least, a warranty deed does not cost more than a quit claim deed...

This specific tenant disregards quiet hours and continues to play their music loud.

Then you hire a coach to accelerate your learning and take you to the next level.Using a sports analogy, it would be foolish to hire a basketball coach if your intent is to play pickup games every Saturday for fun.

It seemed like a long-term play with less price or industry volatility.

But, if the deal is a true ABL play, I may not even look at a credit report at all.

Expect any step needs to play well w/1031.

I know real estate is a long term play but you never know when you'll need access to that capital.There are turnkey companies out there that handle the entire process for you from top to bottom so it makes for an extremely passive investment.

Do number, size, or area of investments owned play the biggest role in that decision? 

If you want to play a passive role, a real estate syndication or debt fund could be a great way to go.