Here's a quick breakdown:Unforeseen Property Issues: Hidden damage, bad tenants, major repairs – these can eat into profits.Vacancy Woes: Empty units mean lost income, impacting cash flow.Market Downturns: Property values can drop, affecting your investment's performance. 

This increased demand is in areas that all ready have limited supply.Since the rates started to rise, my appreciation forecast has been conservative (as I have indicated in numerous posts) for my San Diego market (I have been underwriting at zero appreciation near term) and fortunately for me the market out performed my forecast.  

The short answer to your question is: 1) You will engage with a new Administrator/Recordkeeper who can perform what is called a "Plan Takeover."

Look at median household incomes, look at market economy base and diversification, look at what's being done to protect and grow economic performance, just run the #'s and the message should be crystal clear. 

But always remember that RE is a risky venture, and you could go through years of less than stellar performance.

As I'm new to this domain, I would to hire a consultant to perform some zoning and other due diligence activities.

HUD performed extensive due diligence on us, and had to approve us as buyer's and our management company and mangers.

@Chris Kay finding a quality, cost-effective contractor is extremely difficult:(There are thousands of contractors that are great talkers, but rarely perform within budget.Standard bait & switch is to lowball a bid, then once they get started all sorts of things "pop up" that somehow their bid didn't cover.

And, past performance is no guarantee of future results. 

Or are they performing some sort of arbitrage and they are not the end buyer.