@Eric Andersen definitely put weight into what @Michael Baum wrote and do your own research on the city regulation/zoning.

A reliable property manager and CPA are worth their weight in gold, especially when you’re managing remotely.If you’d like to chat more about what’s worked for my clients or have questions about specific markets, I’m always happy to share insights.

Beside investing their own cash on the same terms, the sponsors return should be heavily weighted toward “carry” (receiving the bulk of their return as sponsor in the form of an interest in the property rather than cash) with that carry subordinate to the investors receiving their investment returns PLUS a minimum annualized return.

I don’t know how deep you’re in stock investing but just weight it out more 

There would potentially be some weight issues with the 2nd+ floors of some shopping malls, depending on what the potential tenant wants to store in the upstairs unit. 

If any of these do not pan out, the turnkey company feels the weight of assuming that risk. 

@MIchael McCUe   I get it, it feels like an incredible weight that you could easily lift with bankruptcy.

I like umbrella because there is no worry of being pierced for inadequate separation of finances, if sued you have a heavy weight in your corner who has all the consequences of a defeat, and because usually it is reasonably priced (mine today is not so reasonably priced but I believe it is mostly related to the risks of CA).I do understand that the probability of needing the umbrella policy is low.  

I have a wife and 3 kids and the weight of their futures on my back.

I too appreciated your response, so your recommendation will hold a lot of weight.