Your time horizon and the amount of involvement you want will guide you toward the option that is right for you.If your time horizon extends several years into the future, one way to get experience in multifamily investing and help decide what role (sole owner, partner, or syndicator) is right for you is to invest as a passive investor in someone else's syndication deal. 

Jay, That's a light on the horizon.  

@Derek Luttrell I think it depends on your time horizon.

You have laid out drastically different investment vehicles with different capital requirements, time horizons, risk (both systemic and asymmetric), returns, tax treatments, time requirements, debt availability... ectIt looks like you have a bit of shiny object syndrome. 

What's next on the horizon for you?

With the rate rise on the horizon buying with down payment can eat into cashflow and might not bring good CAP rate.Please advise,  Thank you.

I see no wealth creation, no financial freedom just on the horizon, NO massive opportunities to make my community a better place, NO stretching myself to see if I could be something better...   

But if you're time horizon for holding the property is short then you'll probably lose money.  

So we will wait it outIMo if you have long term time horizon, I am sure you will do ok,  If you are looking at Dallas as a super high cash flow market over the next couple of years, I think there will be some disappointment.

What is your time horizon?