I thought the regular "free" Stessa account was ok.

We provide free medical coverage, free food, free housing, free cell phones, free internet, free clothing, free transportation, guaranteed employment for any/all who ask (salvation army), free furnishing of a home, free temporary housing, free shelters, free free free......

Any recommendations for free tools to do market research?

free standing subway?

For most investors, to provide true separation would be cost prohibitive (between $10k-$15k). 

Also you should inquire with insurance agents about the cost to insure.

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant specializing in real estate taxation, business taxation, financial planning and tax planning.Consider working with your accountant remotely to expand your options.I would also recommend looking for an accountant willing to work with you throughout the year.

So, what is my most preferred to least preferred, it all comes down to cost of capital.  

I do understand all recent syndications are struggling with costs and tenants struggling to pay, so trying to be patient for now.

And then a client's new build in the suburbs of Denver that cost $800,000 and should get around $85-$90k, so 10.5-11%.