I am a HUGE fan of the Hattiesburg area, what are your concerns with just investing there?

@Jeff Galak - big fan of Latchel's product and team.

I always have been a fan of investing in a place that makes sense on paper and your heart.

I’ll just start out by saying I’m not a fan of syndications and own a number of single family rentals just to mark my position from the outset;  but the answers as to “why” may provide enlightenment to you, so I will throw a few out for your consideration.., some of which you mention, so it seems you must be aware of them.As an investor, your goal is typically  to maximize your return and minimize your risk.  

I am a fan, don't get me wrong. the smaller your mortgage, the less likely you are to refi because rates got lower.

I am not a fan of that...too many property managers will take anyone that will sign and move to the next dollar. 

We have a realtor friend that is a huge fan of Dolomite.

I'm a big fan of doing that and am house hacking a duplex I bought last year right now. 

I have also seen some UPREITS before and also opportunity zones.Not a fan of the TIC model.

All the remediation company does is stop the leak/repair the plumbing, remove any wet materials, dry everything out with big fans and then replace whatever needed to be removed.