DST - no voting rights, but don't have to deal with whims of other owners, non-recourse debt, substitute 1099 reporting instead of K-1, access to institutional real estate deals and management, can typically be much more diversified geographically and in property type.

I agree there was driving substitution for flying, but general vacationing was very low too.

It's interesting that in NC licensed NC brokers are required to disclose they are licensed in their ads (so substitute 'no legal advice' for 'licensed real estate agent') to make sure there is no ambiguity.

there is just no substitute for being hands-on. 

Furthermore, at the amount of money you are "borrowing", you will be substituting a lower interest rate for a much higher interest rate without giving yourself any room to maneuver in case things go sideways (and they often do). 

gotcha, so substitute your price with "full price."  

I want take them to school after making them breakfast and be there to pick them up after, attend the school plays, be active in there school as a substitute, know their friends and their friends parents, travel in the summers, etc...I want to work from home like you do but that isn't possible in my current job.

In the latter case you loose, but you don't loose your home.There is no substitute for money in the bank.

And substituting the buyer?

There is no substitute.