Instead, you must invest in a purely passive way, such as a syndication.Second, real estate is a tax-favored asset and investing in a tax-favored asset through a tax-deferred vehicle is a bad idea. 

Now I am interested in growing a little into the single family realm in a neighborhood closer to my home.  

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

I'd do it again in a heartbeat.

I am attending the 3 day event in a couple weeks.

Even if OP can complete a purchase in Cleveland with $23K, aside from valid concerns others noted about reserves, is the risky asset in a distant market really the best place to invest?

This guy claimed to have hundreds of homes which was a complete lie and then drives idiots around the Philadelphia hood in a party bus for thousands of dollars. 

Some will prefer to stay together in a large Vrbo property.

@Chris GibbinsI am in a group where many have invested in atm funds and they are not going well at all.

Apparently, the owner has not been seen in a chunk of time.