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Sometimes the question needs to be "When not if the real estate cycle impacts my property, do I have the skills to manage a downturn?" 

Hey Anton, I'm a broker and property manager here in Sacramento with a lot of experience in coliving, we manage about 100 airbnb rentals and some by the room.

First off, the fees for this fund would dissuade me. 8.5% of EGI (6% for property & 2.5% for asset) for management?

I did not include vacancy, repairs, management, and other cost, When determining what I was going to rent them out for.The one critical thing you never told us is what is the current rent and what is the current market rent.

-If you are set on selling off market and too investors, I recommend reaching out to all of the property managers in the area and see if they have clients.

This will give you more opportunities and access to various opinions about the market and properties.As to cleaning services, you'd most likely hire a property manager who'll take care of that.

I do property management only that saves 10% and can be done while managing a W2 job.  

So, I’m curious how you are managing to find your deals, whether you are buying at auctions or via marketing direct to sellers.

Rinse and repeat as many times as life allows, or convert to buying pure investments.Consider employment with a property management company.