I have been self-managing my other property for the past decade, with the caveat of it being 30 miles from where I live.Now, I plan to do so with this property, albeit from a distance of 200 odd miles.

I also own a small renovation company that has operated in my are for nearly a decade. so my rehab cost on a property would be much more cost effective than hiring outside contractors.

Hey Ashley,Accounting/Bookkeeping is not my strong suit so maybe we can help each other out.I run a real estate company in Birmingham AL and I've been in the industry for over a decade. 

@Ted Akers  yes for instance this would not work well in WA with the excise tax of 1.78% or there about on title transfers.this was a low end deal in GA so it was a normal wholesaler approach I think the guy made 10k on the deal we made a few bucks and they absorbed the one closing costs and transfer tax which was probably nominal I would have to look at the hud.I can see this working in states were double escrows are not allowed any more... or if a wholesaler wanted to put to bed the thought that they are selling re without a license.. you know the wild wild west out there in that industry were basically anything goes   until it does not  LOL.I am NMLS mortgage banker sitting in the bullpen.. my license is on ICE but I do the CE.. just don't want to have to take the test again incase I want to jump back into doing HML.. so for right now taking title is a clear path.. no securities issues no licensing issues.. etc etc.. and 100% control. the only way I will do this these days.. but then again my clients are well known to me for more than a decade most of them and they are high volume flippers etc... so we have a lot going on...

Who knows where these REIT's/Sponsors will be several decades from now, or if they will even keep these specific REIT funds open for that long, forcing us into a taxable event. 

Using borrowed money is going to make it difficult because you're putting extra pressure on whatever you buy, and with prices and rates high it's going to be tough to get a return for years or even decades.  

I took advantage of the California appreciation for decades.

And invest in an area that's growing, the land is valuable, the cost to rebuild is 20%+/- the purchase price, you have the ability to weather the asset's volatility for a decade plus and trust the process.

Quote from @Daniel Becker: Don't get buried in the weeds. 30 years ago, people invested by saving money, buying a house they liked, and holding onto it for decades.

Three things stand out from the graph below:New home construction is wildly cyclicalNew home construction really hasn’t grown in 6 decades, butOur population has risen by 150 million over the same time period!