. - Then the next filter is physical property attributes with regard to its placement in the market, entrances, and exits, visibility etc

You're talking a reset in physical asset prices due to the GR and low rates to help stimulate inflation after a massive banking crisis.

Maybe incorporate another strategy.

I've looked at a few old ones, but none were super user friendly/incorporated interest from the HELOC properly :(Despite what the math says, this is so seductive. 

I don't care what the currency is because I own physical assets with intrinsic value.

Call me old fashioned, but real estate is an income producing physical asset.

Networking through local meetups or REIAs can connect you with experienced investors and potential mentors.With your REITs as a passive foundation, physical properties could give you more leverage and control.

You always invest for appreciation not solely, you always invest understanding it's a physical asset and requires different risk measures.

I would place MUCH more emphasis on connecting with the right team than on actually visiting and getting comfortable the physical location of the market. 

Good pictures, and good video walk through's are also a good thing to have so you can forward it to them and make sure they review prior to letting them do a physical tour.