I'll be 55 this and our last one graduates high school and will go off to college this year. 

For reference, I currently live in San Francisco, CA, and am willing to relocate anywhere if the opportunity is right, but preferably would love to find something up in NorCal.I am a military veteran, but I am currently unemployed to go to college using my GI Bill as a source of income.

However, taking large down payments are often practiced as a predatory method. 

There is practically no regulation on these syndications aside from a statement from the stakeholder.

Best practice is to stay very close to market rates.

Seems like a bunch of college kids running the show in between smoking a lot of weed over there.  

Following Lifestyles practices we improved our single family investing, started investing passively in multifamily, and now are syndicators of three apartments. 

How ever I do have a problem units are in a small college town and property manager is great but doesn't document the units as well I would like.

My other option to house hack is Pittsburgh as I have family there but the property taxes are insane and it seems like the room rental market is very college oriented (I could be wrong.)I'd appreciate any feedback on Hagerstown and househacking. 

In this contract she could sell it for practically nothing and I still pay her $4,000 the same amount.