Is in there, but a great thing you can do now is get your "core 4" figured out - agent/lender/manager/contractor - obviously you can adjust this and do one of the pieces yourself (self-manage for example) or don't need a contractor if you do only turnkey etc but getting this nailed down early is key

Hi William, investing in a syndication or fund could be a good fit given your situation.Even if there is a crash, and people downsize, those people will have a need for self-storage, as evidenced by storage occupancy rates during past recessions.

If the people running it are self serving, that will show too.Based the on the leadership or lack thereof, REIAs may be sales oriented, education oriented, a nest for sharks, or someones personal ego outlet.

If you live in Vegas and can self-manage the property, I'd likely recommend sticking to the market you know and have succeeded in.

For example, I recently made a loan to a house flipper, partnering with my self-directed 401(k) and Health Savings Account (HSA).

The "deposit" works as a way to make the payments on whatever you've drawn and self consumes itself.  5.75-6.25% fixed interest, amortized over 25 years for a 5 year term. 

(I think they charge around $110 last I looked.) 8 years later the tenant they placed is still there but I have self managed for the last 5 years as rents have climbed to $3,500. 

@Greg P.Given your objectives, if you extrapolate your numbers it would take 97 rentals earning $300/month to return $350,000 per year.One thing to keep in mind is that not wanting to invest locally and self manage, you will also have significant property management expenses.  

I am thinking about purchasing land for the intention of using it as a RV & Boat Self Storage.

On paper they were amazing deals, in reality they sucked so badly I went into self storage instead.