I would tell you consider other states like FL, IN, OH, TN, AL, GA, even one state up from you on the Oregon Coast.You can find a solid 2-4 unit in all of those states under $250K.

Hi David,(1) I don't have much to invest ($280-$350k) and would want to diversify across different properties anyway (some DSTs are diversified, and I can probably pick up three different DSTs with my proceeds);(2) no direct participation in managing properties (tired of it);(3) illiquidity is not an issue (looking for a 7-10 or longer horizon, will need some cash 8-20 years down the road to fund the kids' college);(4) prefer paper investments in general, would be able to hedge declines in the real estate market with financial instruments (have a Ph.D. in finance and a CFA designation, but a newbie to RE exchanges).

I just don't know if my family and I should continue to pick up these types of condos with either no return, break even, or low profits.

I’m happy to help pick out the better neighborhoods, send me a PM.

That's not really my place to say which you pick, but I could make some introductions for you to help you learn more about your options. 

Most property managers will let you pick and choose what you want them to do. 

I called him after midnight got tied up..he picked up phone right way.

Do you keep in touch with ALL your clients every 3 months and Holidays and when they are ready they pick up the phone and call you?

I'd pick up the phone and call a few. 

Any help would be greatly appreciated in guiding me in picking the correct code.