There's also a very underappreciated fund that will be a distant 4th but likely the best of quality.

Flipping isn't too worrisome for me because I know in times like these I just need to make sure my quality is there and that my pricing is a little more aggressive to keep the project moving.

We prefer to handle this because tenants often don’t find high-quality replacements on their own.In our market, we usually need a 30-60 day notice prior to move-out to fill the unit.

They are cheap, and will get cheaper in coming recession, as tourism to Vegas will decline, and they have superior growth and great management, that know what they are actually doingADC -(Agree Realty), they do what I do privately, but on a bigger scale, run by Joey Agree , very smart, they have excellent growth, multi-tenant, triple net retail, and grocery anchored Retail, they will benefit from massive secular tailwinds, as there has been under construction in retail for years, due to fear of E-commerce, higher construction costs/insurance costs, post GFC under financing-construction, etc, so existing inventory is commanding higher rents, we are bumping new leases by 7-11%, they will get this endogenous earnings growth for yearsthese should perform well over next 10 years, never buy anything in Real Estate for less than 10 years, to allow to go through cycles, and if you can buy in 401k/IRA so dividends can be re-invested tax freegood luck, you have to monitor your E-REITS like you would any other stock, closely, as they move with sentiment not just on NAV like private Real estate, so you can't just dose em w 200mg of propofol and walk away, not that you'd ever do that :)good luck

Sharing profits with your GC can give them extra incentive to do quality work and stay on schedule. but it's essential to have a clear agreement in place to avoid misunderstandings.

My specialty is building broker relationships and bringing quality off-market deal flow. 

Renting by the room would increase your rental income, but you may sacrifice in your own quality of life having to manage so many tenants.

QBO isn't "REI-specific" but we use it for all of our Clients and prefer it due to its superior reporting features and integration capabilities. 

These are all more important determinants of tenant quality than a credit score.

Buy quality and you should be okay for the next 25+ years.