Each step you take reveals a new horizon.

I just talked to him this morning and he said they're not making sales calls into FLA today with Hurricane Irma looming on the horizon.  

That's a good point about the time horizon.

As long as your ok w/ a 3-7 yr time horizon then syndications can be a great tool to generate tax advantaged cash flow.  

The trinity study back in 1998 is the primary study that ran all the statistical analyses over different time horizons in the market and discovered that withdrawing 4% per year would give you a >95% chance of having sustained income for a 30 year retirement without running out of funds. 

But a house that old is likely to need something over your 10 year horizon.

In all seriousness, all of metro PDX has been great the last few years, glad I’ve invested and looking for new opportunity even with macro Fed induced clouds appearing on the horizon.

I am from Michigan so I understand the dynamics of the Midwest and just can't justify encouraging a long-term investor from Florida to invest in Ohio if they have a 30+ year investment time horizon.

Some thoughts:- attracting better tenants through more attractive housing- longer-term, sticky tenants because of SFH (multi-family is much more challenging)- tax benefits from those with a W2- easier to manage slightly smaller projects without a sell horizon

If a flexible time horizon is required then yes, hard money is probably not a great fit.