My tip would be to buy properties in desirable vs "affordable" areas.

So they can access the funds   Otherwise the assets will be locked in probate.  

Typically they are not eligible for traditional financing which implies other funding sources (HML, private Monet, self funded, etc).  

Quote from @Scott Scialabba: Quote from @Corby Goade: Lots of things to consider here; generally speaking, the higher the ROI, they less desirable the properties are.

Set a deadline for your first purchase and mitigate fears by screening tenants, buying for cash flow, and having a repair fund.

This is transactional funding, seller has vested interest in helping you.

I'm just waiting for the credit union to get the appraisal setup so I know exactly how much in funds I have available. 

And a little skepticism that the market would continue to grow at 5% or more on average (it's been ~7% average for the 8 years I've lived here)@Dave Foster I filled out the BP spreadsheet here for the sell or rent decision, and similar to you advice, selling and investing the profits in index funds performs only slightly below being a DIY landlord, making that seem an attractive option. 

Test the waters with the sponsor for 3-5 years as they hold the properties in the DST, then decide if you want to align with them as a part of your long estate plan.Last (and best) recommendation: Ask your broker what the funds from operations (FFO) ratio is.

Asset class, price point, distress vs turn key, cash flow expectations/desires, etc.