Also, managing a sorority over the long term seems really management intensive, extremely high turn over, college students fighting, etc, you'd have to find a management company very specialized in this niche.

Maybe this is what you're referring to, but if possible I would go down this route so you can defer taxes and get a higher cash flowing and/or less management intensive property - depending on your goal.

Example someone comes to me with 10 million and says ( I just want to try and keep up with inflation and keep the money safe )  VS someone with 10 million saying I want you to help me buy retail shopping centers because they are not as intensive as other asset classes for active yield but I still get a higher return.Each level of net worth takes more what I call LIFE FORCE out of someone.

Avoid spec projects.Defer any major undertakings that will be capital-intensive, that project an exit strategy over the next two to three years, or that have debt otherwise maturing over the next four years.

It's cost effective, but time intensive. 

We also got an amazing deal on our Louisville 7 house portfolio and bought them off market, I bought the duplex in Austin in 2020 off of the MLS.As you can see both are great, but the Austin property has built more wealth for me, is less management intensive and will likely continue to appreciate faster in the future.I'm not saying I'm going to stop doing either, although we won't hold onto our BRRRR portfolio in Louisville forever as the management is inefficient and it works better on paper than in real life. 

The challenge is scaling up with SFR - it's easier to scale with MFR.Also, traditionally, it was more labor intensive to scale with SFR and at a certain point, investors ran into the "law of diminishing returns".

STR are very time intensive and require fast response. 

Many repairs are time intensive but don't involve much money. eg, plumbing repairs that can take quite a while but may only involve $30 worth of cpvc fittings, pipe and glue.

I'm Adam I live in Lawrence home of the best basketball school in the nation.