Getting an EIT and PE license is a natural extension what you are studying.

Backgrounds: I have a strong business background (raised my own fund in the lower mid-market PE space, wrote my own PPM for business acquisition, business background with top tier MBA, sales outreach experience for dealflow, etc).

But on the other side for investing now, there's rising interest rates and the fact that the huge PE investors are doubling down on Single-family, especially in secondary markets, and the position that the yield curve inversion this time around is a red herring because of other positive indicators that weren't in place in past cycles.

But I wouldn't call this rate "Cap Rate" because it doesn't capitalize anything.Another perspective I'm offering is if you could accept that Cap Rate is conceptually equivalent to Price Earnings ratio (P/E ratio) of a stock then it's easy to see that Cap Rate is not (or should not be) a measure of return because P/E ratio is never used as a measure of return of a stock investment.

I liquidated my PE firm a couple years ago, but still use my VA for my personal portfolio.There's a lot of bad apples out there within that industry, so I just would make sure to do your due-diligence until you find a VA company that really works for your business and model.

We are a PE firm out of San Francisco.

But walk with me for a minute...You can combing Private Equity PE in Non Owner Occupied deals up to 80%.

Lending is out of my realm of expertise, so learning the lending business and building deal flow would distract me from my more lucrative real estate PE business.

Most QOFs are looking for pretty standard PE returns, although with an emphasis on (tax-free) long-term capital gains instead of (taxable) operating distributions.As mentioned, you need to get a securities lawyer involved to properly set up the LLC with equity classes, write OZ language into the incorporation documents, and draft a business plan and timeline for the QOF's records. 

I acknowledge that investing in the stock market is a good plan for diversification, but I have no interest in learning about P/E ratios, guidance, technical analysis, etc.