"Invest in what you know" is great, but it does not lead to a properly diversified portfolio given my age, goals and risk appetite. 

And keep in mind that the hotels and short term investors want the cities to crack down on all of the investors that aren't following the rules like the fire suppression systems, emergency exits, Certificates of Occupancy, City inspections and other safety updates that cost money.That being said, the going rate is always in flux. 

my down payment to get this asset worth $2M (yes, life insurance is an asset just like real estate) is basically between 1%- 3% annually depending on my appetite which can be reassessed annually to fit my budgetI thought it was too good to be true. 

It is best, I think, to contact the small local (to the property) lenders and see what their current appetite is.  

Fed and govt have been suppressing this for so many years by printing money, stimulus but how long...we have reached the end of road.I think there are many who agree with you.

“Investor appetite for the built-to-rent communities has exploded in the last two years,” Trevor Koskovich, vice president with NorthMarq, which brokered the transaction, said in a statement.

IF they do the opposite then you'll likely see a suppression of the potential value of the home. 

When I get older, I hope to have the risk appetite and time to try BRRR.

Plus, with institutional investors showing appetite for large SFH rental portfolios and increasingly getting into the space...I bet you see more traditional looks at SFH properties (applied to the portfolio).As far as my city...Colorado Springs...cap rates are too damn low <shakes fist at air>. 

@Sarah Ferguson, I think it depends on your appetite for risk.