This makes investing directly in RE difficult, clearly not impossible but harder to get things rolling.

I would disagree with number 2 - in this environment, heavy rate buydowns are a common tool in the toolkit for lenders and borrowers to make deals work and are in no way indicative of "not being well-capitalized"That’s a fair point in regards to doing a buy down, we see that quite often but we roll the buy down into the loan so those aren’t paid at closing, thus not costing the borrower funds out of pocket at the time of purchase or refinance. 

I would  show you purchase strategies, real estate monetization, rent roll leveraging, portfolio margining and asset protection/deep tax deductions  

I would not advise working with any PM unless they are able to provide all of the necessary reports for the property - Cash Flow, Income Statement, rent rolls, T12, etc.

We eventually figured out that they were using like half of a roll each time because they were terrified waste might touch their hands.

But I can consider rolling some of my retirement accounts into a self-directed IRA and investing in syndications that way if I wanted, and still enjoy all the tax-free growth in my retirement account.• Bonus depreciation is winding down, as many of us know.

#4 in your top list never ceases to amaze me.

Once I corrected my search I landed on https://www.ogaracoach.com/rolls-royce.htm?

The problem with inheriting tenants, like Sarah says below, is that you really don't know if they are paying or not.Yes, you can vet them and even get rent rolls, bank statements, etc.

It's a slow and steady journey of sacrifice, living below your means, delayed gratification, and just getting the snowball rolling down the hill.