It's debt you'd still have to pay back, but at least you will not touch one of those two amazing interest rates. 

To answer your question @John Thedford, PPR's current fund pays 12%.   

Homebuyers will always pay more than a REIT type investor.  

I am using the tax benefit along with the principal pay down and appreciation to offset.

They make you pay 85K as what they call "your Limited Partner contribution" in your first deal. 

Especially paying MN taxes on NV tax free properties.

They must provide quality service, or their clients won't want to pay the price.

Currently, I am looking at Hemlame for local, I tried to use them for an out-of-state investment property, but the cost with an agent would end up far greater than a full-service property manager.The dream option would combine all accounting, bill pay, rent collection, provide eviction services, and maintenance coordination outside of normal hours.

It is not uncommon - main reason we see right now is over inflated original ARVs and now borrowers cannot sell and pay off the lender. 

One of the first deals I had (multi in an up and coming area) my buyer was paying cash and the deal was solid.