I am a teacher by trade, but I am looking to get into real estate since I've been interested in it for years.

I would pull from it to refund a 401K in an emergency or if something catastrophic happened in the business but I have this there as more of a lifeline then funds to actually use. 

Apparently there was supposed to be an emergency meeting last week with all GPs and LPs but somehow I did not get the email.

No tax so far I think.2) If I convert that partnership interest into shares in a PUBLICLY traded UPREIT I trigger tax on the deemed sale/exchange of the partnership interest into stock of the REIT?

Even marginal deals are trading at ridiculously low cap rates (lower than MF I might add).

They tell me the original project manager had a family emergency and had to leave so Kenny took on the project himself.  

The trade off being if I want a property I need drive a little to work.

Snow plowing is an emergency service , we are on call 24/7 for the entire winter , the prices you pay cover the salt that we stock , the prep for each storm , the desalting of the trucks , the overtime .

Sec8 is the "Options Trading" of Investment Real Estate. 

But day trading is a job at best and a nightmare at worst.