@Lisa Jones well, it sounds like you appreciate and are willing to pay for above average performance:)

My DST's are through Capital Square and they sent me a document that was titled Cost Segregation Studies & More and it was performed by MS Consultants, LLC. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I tell them who I am, how and where they can pay rent, how they can communicate with me (ordinary vs. emergency), and that I need to perform an initial inspection of the property within one week.

However, it’s true that on your watch your properies will perform better.

Although I suppose if their rentals are rock solid and totally perform you can take that risk..

The key is there is no financing contingency, and if the buyer does not perform, they lose their deposit.But, obviously, anybody can check that box and sign an offer.

<<caveat though - once inflation is considered, it isn't the greatest overall return - real estate market appreciation still likely way out performs it - but while we wait for a property, it works for us.  

I'd recommend actually looking at the top performing asset classes in your market. define the market you want to do.

This friendship is already destroyed.When you do finally get them out, perform a walkthough and send them a bill for every repair that you do.