.- I get an experienced sponsor/developer that can run the show so I don't run the risk of making any (very expensive) mistakes from my lack of experience.- I can get exposure to large multi-family with many tenants.

The lack of showings after two weeks just has me a little nervous.

If you can raise capital that will easily help you find a group that may lack that specialty but you should also have another function.If you are part of the GP you will get a portion of the acquisition fee. 

I have seen so many "attorney home made" leases, some better than others, but what they all lack is they have not been "court tested".

So eventually the oversupply will be sucked up and this lack of building will allow rents/occupancies to return to a more normal growth period.Keep in mind. 

DSCR and hard money stay away from areas that have a lack of comps.

Lack of capital is my largest blocker to entering the real estate market right now, so less than 20% is appealing.

And the demand is only going to increase incredibly over the next two decades due to demographics and lack of supply and building. 

Communication is SEVERELY lacking from all the agents involved plus the brokerage.Finally, I just drive to the sellers house in person and knock on the door.

IMO, it is the lack of education (not schooling, but how to clean, teach your kids to respect their living space, etc) that causes the issues, and you have that whether it's a single adult household paying with a voucher, or a two adult household, who both have low pay jobs.