- I like 2-4plexes because of the diversification that's built in but I can see that I have less options in my budget.

The diversification of industry, lower cost of living, lower barrier to investment opportunities, and burgeoning social and entertainment options make Columbus super attractive.

Raul, so sorry to hear about missing out on using the 1031 Exchange.If you’re looking to take a more passive role in your real estate and want the benefits of diversification there are funds available to accredited investors that are designed to allow investors the opportunity for ownership of institutional investment grade property that is occupied by regional, national, and Fortune 500 credited companies.  

Although I prefer the diversification. 

Joint venturing would get you personal diversification, if not leverage, faster.

I love the diversification that stocks provide so I try to avoid touching that pot of money if possible. 

Actually, why I'm thinking about it, it's probably prudent to ask all partners why they want to do this instead of a publicly traded REIT that has diversification and instant liquidity (if needed).  

Stocks were, before covid, predicted to have mediocre returns going forward but the diversification stocks bring, liquidity and the passivity of the investment might make up for any negatives.

And certainly, If buy and hold real estate w/ property manager takes 1 hour a month and holding an index fund takes 0, then that defiantly needs to be considered along with personal goals, return, diversification, versatility, etc.

@Michael DeFilippoA Self-Directed IRA is purely a diversification play.