There is decent diversity in house stock; so you could invest in SFRs, duplexes, 4-plexes, and small multi-family. 

Would you rather own a stock or a mutual fund that only invests in that same stock?

Ill take that over the stock market day in and day out! 

then how do I present all these offers fairly to my seller while serving all these masters who aren't paying me and avoid getting sued by the 9 of them who won't get the deal, all while still representing the seller and maintaining my fiduciary duty to them?

of course you have to handle the inquiries… but it’s pretty easy… we’ve done it multiple times.Your 6% appreciation approximation is less than the 7% average return the stock market  does long term - and lately it has been blowing that figure away - though as they say - past performance doesn’t equal future performance. 

It still made sense to purchase but unfortunately my investors got nervous at the last minute since we were in the midst of a pandemic and the stock market was doing funky things, so they pulled their cash to purchase it and all my cash was tied up elsewhere, so I had to move forward with the quad and 9 unit. 

Our stock/bond portfolio is currently at around 30X expenses, plus we own our primary home with $200k outstanding on a low-rate mortgage.

The types of coverage will change accordingly.Make sure every vendor who performs services on your property or on your behalf maintains appropriate contractual relationships whether it be directly with you as the owner or with an intermediary such as a General Contractor or Property Manager.

Fund that flip is smaller, but also less investors, so at least the deals are not funded in just a few seconds.Both platforms suffer from some of the problems that pretty much all of the hard money loan platforms do: not enough volume for someone wanting to maintain a large portfolio, not enough conservative 65% LTV loans, too may loans and judicial only states (where it's extremely expensive and time-consuming if you need to foreclose which can cause losses), and single note risk (i.e not diversified).

If you're looking for cash flow, maybe buy in the public markets (stock paying dividends, Master Limited Partnerships, Business Development Companies).