If you have the appetite for it, there is little to be said against Real Estate as a primary investment vehicle.I think you are correct in your assessment of the current market...the down is coming, but how soon?

Does have fire suppression system for restaurant space. 

All lenders "want the deal" but then when it gets into the fine details many times they create goblins that do not exist  / appetite for new construction class A disappears / Loan committee does not like the color of the exterior / the location of the project  / the income projections .

Or you could do multiple hurdles (80/20, 70/30, 50/50) depending on the upside, your track record, investor appetite, etc.

TD was eager to lend to investors 2-3 years ago, but in the last year their appetite has wained.  

I'm not saying when people say they are buying x more in 2 months or 2018 is bad but we don't know their investment and exit strategy and more over their risk appetite.  

Depending on your appetite for risk you can invest in non performing or performing.You do not have to deal with tenants, toilets or termites and can get double digit returns.

While I am all-in on Madison and generally have a pretty high appetite for risk, I still believe in a hedge. 

Things that having an impact -The quarter ending house cleaning-major firms massive appetite to max out their available debt causing banks to need more cash on hand to meet either withdrawals and or regulatory requirements.  

That is a decision you normally made with an attorney based on the followingYour risk exposure, your risk appetite, your net worth, etc.You can have 0 LLC's for 100 propertiesYou can have 100 LLC's for 100 propertiesYou can have 1 LLC for 100 properties