I can finance regularly with non recourse and have a note of about 75k less the down but plenty of funds just sitting there in the solo doing nothing.

Some days are pretty minor, but you need to skim, check filters, check ph, check cholrine, etc. 

Agreed but Sole Prop will accomplish this without all the hoops you're talking about.

But also, even as Joe points out in his book, the true value of a syndicator is pulling together all the pieces.  

But I see people turning long term or highly appreciated primaries in to rentals.

This does not align with buying most buildings in cash.Once you progress in your investing efforts you may come across more UHNW individuals, family offices and institutions who would take the lower return for limiting risk (all cash deal).

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

But they don't have section 8.

The Creative Investor Meetup is designed for beginning to advanced investors who would like additional strategies when constructing deals.All aspects of real estate investing will be covered including (but not limited to) - Wholesaling, Flipping, Buy and Hold and Commercial with an emphasis on Creative Financing.

I am in Tampa and it is quite competitive and I often have new properties that are nice but not necessarily superior.