There is no principal pay down during that time but if you bought correctly you are getting way more on the upside.On the syndicates your return can be great because you take a fee going in, on going cash flow after the investors are paid, an equity percentage, and a fee when it sells at your target time horizon hold period or before.

REITs have the longest investment time horizon and deepest pockets.

Our second property is on the horizon....we have a couple of properties we are currently interested in and we are sitting on an offer we placed on a short sale a couple of months ago. 

But this requires a complete analysis throughout the investment horizon (i.e.

What they fail to realize is that One bad year every say 5 years in a 30 year time horizon isn't significant, at least when you have it in a long term perspective.  

(or any other routes suggested for someone starting out with very little money, very little credit,  and student loan payments on the horizon).

It sounds like your time horizon window is long and that would qualify  you for 1031 treatment.  

Reliability of performance and low maintenance costs on the horizon, plus they get to pick out things they want.  

I could look at the SFH rentals, but I'm still concerned there's a correction on the horizon.

Deoending on your age and time horizon for investing in RE, keeping them both and refinancing and getting 70% of your equity out might be the best play.