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Everywhere I turn all I see are pitches for affordable housing and the same (not so) compelling arguments regurgitated by syndicators, capital raisers, brokers etc. for the investment strategy....strong returns...lower volatility....supply (huh?)

I just heard a strategy of selling points instead of buying points.

I tell people to start by picking a strategy (OOS long term, OOS short term rental, fix and flip, etc) THEN pick a market and submarket THEN look for good tools/people, doing it any other order tends to be an exercise in futility. 

It is essentially a question of what you want to do with your time. 

Sub 2 is a strategy for criminals and con artists.

I have over a decade of experience in strategy consulting and in real estate underwriting for new acquisitions and ground up developments.

I would advise to run your exit strategy extremely conservative in this market. 

Turn key rentals seem to be a good way to go, but I'm also trying to learn about other more passive strategies.  

I used this strategy last year on a rental property purchase.