Private Lender Partnership: Partner with a private lender or investor willing to take a second lien position to get you to 85-90% cash out.

I have access to a huge community of real estate investors, private money lenders, ect.

Quote from @Burke Atkerson: With over a decade of real estate investing experience and over 100 flips, I now provide private money & hard money loans.

or3) If I convert the partnership interest into a private UPREIT, then I trigger tax if/when I sell the Shares in the REIT?

If this is not something you're interested in delving into and learning to a high degree, then investing in publicly traded REITs would be another good option for you, which have historically returned about 13.5 per cent Per year over the past 50 years (1977-present), beating the US stock market by two per cent and even beating private real estate investing by 4 per cent (that's compared with the average real estate investor, not the experts here at Bigger Pockets).

I have yet to have a guest ask for a refill or mention the quality (I tried to pick a nice-looking, not-too-expensive brand).Be careful with the scents -- I had a run of people pulling out and hiding the scents and one or two people complained that they were scent-sensitive in private notes. 

Great replies here, and thank you for sharing examples of what you have or have not done as a private landlord.I do think there is a time and place to offer concessions, just not for people like you and me that are owning/managing portfolios smaller than an apartment complex with 100's of units.

Here's are the steps which I followed in the intro: Step #1 - Watch This Welcome Video, Step #2 - Join The Private Facebook Group Below, Step #3 - Register For One Of Our Weekly Onboarding Calls For New Students, Step #4 - Sign Up For REI Simple, etc...

Yeah I am a huge proponent of free markets and private property rights.

Our community is actively identifying and investing in off-market deals, sharing the cost of virtual assistants and direct mail, sponsoring deals, investing our own capital, and having multiple group calls and webinars every week with institutional analysts, real estate and SEC attorneys, regional banks, private lenders, and other experts specifically to discuss and analyze deals within the community.