This is less of an issue here that what you all are describing.  

There is no requirement to use them as mentors for doing the rehab projects as described in the horror story above, but they do their own underwriting so they will be investing themselves to assure the deal makes sense and is successful to assure they get their payments and interest. 

(i.e. initial decorating and painting, bookings, rate structures, marketing, bookkeeping housekeeping, etc)...Let's count how much time you are going to spend doing what you described.

One of the things many who think CA OR WA are too expensive or are anti landlord.. this works two ways.. and exactly how you describe it..

What was described may not fit your situation at all.

Note you must be an accredited investor to participate.A con that turn some people off DSTs is they come with higher fees than out right owning a stable, low maintenance property; however based off what you described DST fees are far below what you are currently paying. 

I had to sell so I replaced the HVAC and a day later it was stolen by what neighbors described as the previous tenant.

@Griffin Brenseke The decision to sell vs hold a property is full of those little decisions you describe that make such a difference in cash flow.

You'll get a feel for the age of the neighborhoods, the vitality of the commercial buildings, the ease of location, the closeness to jobs.The markets you're describing are more linear, and usually have lower capital appreciation.

One duplex is just how I described it above the other is a SHARED porch.