Plus it would have to be a banger of a property for me to have that kind of confidence in it going the distance through all the market cycles, regulation changes, OTA market shifts etc at which point I may as well buy it.Which circles back to my original point- if I am not owning and benefiting from the appreciation, why should I absorb so much risk and upfront capital if instead I can find an underperforming property with potential, take a guaranteed return off the top and invest almost no money on my side? 

This would make decision making hard, on top of likely needing owners to sign mortgage guarantees, etc.Not enough involvement/too many owners, that you no longer satisfy SECs rules for involvement and it is really a security that needs registered or exempted.Some middle ground, like DSTs or these other fractional ownership, where the admin work is so intensive that fees need to be higher to make it worthwhile for the operator.Then again, I am drawn to real estate, so by nature drawn to traditional, proven structures.  

These strategies can help build equity quicker, lock in guaranteed returns, and allow you to act sooner if cash flow isn't a priority.Good luck!

And, then, as time passes, because the lifetime of the lease decreases, the real value of the property actually decreases towards 0 until the lease gets renewed and there's absolutely no guarantee that it will.

S8 tenants are not the tidiest people out there......but thats the risk you take for guaranteed rent. 

If you hold both (the second for wildfires because of the garage), overinsure.Your last post said you were trying to avoid headaches and these are both guaranteed to be emotionally draining and the biggest headaches based on your description of the upkeep on both, but I get it.

Don't buy turnkey when they are already factoring all the headache cost to you, and there's no guarantee a future headache won't happen.Having a 5 year old, a W2 and living in Cali is nothing.

I always look at current ARV and use that or lower for my sales price, never higher because I can't guarantee the market.

This seems to be less of an issue especially since when an LLC borrows for real estate at minimum the principles/owners personally guarantee the debt anyways. 

And if so, what are the benefits of section 8 if the only guarantee is the direct deposit and yearly inspection?