This venture was originally expected to have a 10 year horizon, with the goal to maximize IRR in that period. 

What’s the investor’s time horizon?

I can't tell you how many clients I've seen who accelerate the payoff of their residence before reaching 67 years old, and then realize that they still have a 20-30 year time horizon, with which to build a comfortable retirement nest egg through disciplined investing.

So... it depends on your goals and your time horizon.  

I recommend AirDNA subscription for picking and evaluating both markets and individual properties, a little pricy, but if you are taking the investing seriously and with a long-time horizon, definitely worth it in my opinion

I have been asking for my fund from their "great" Horizons Fund and so far nothing.  

I have made some investments in Canada and now i would like to expand my horizon to cash flow properties in the US.

With a portfolio like this, and a good job, you could be able to save up $48K reasonably quickly - perhaps faster than the 2-3 year time horizon you post here!

i've done a few flips, a few BRRRRs and a few seller finance deals.time horizon and expectations are important right now.  

It's generally a useful tool for an investor who is estate planning and has a step-up in basis event on the horizon and can liquidate out of the REIT easier than out of the traditionally held property.