What purpose to your life do you think having a billion dollars is going to serve?

You will have far more control of the investment and start building a ton of equity in a high appreciating market that can serve you well down the road.OOS investing is great if you can make it work, but it comes with plenty of risks. 

They serve to guide tenants in taking good care of our property.

I had a super traditional W2 job and, BECAUSE OF BIGGERPOCKETS, made the transition from W2 -> into a non-traditional start-up prop-tech company (fired twice in one month)-> Then, I started our own tech-focused general contracting business serving new to intermediate real estate investors.I've more or less retired as a real estate investor (I still have about 50+ doors, but nearly every one of my deals went sideways for one reason or another), and NOW my ONE THING is working as a GC. 

For people doing the kind of research required for probate leads without easily available owner indexed info, they may need to consider the national data companies serving their area such as RealQuest, etc.

Quote from @Stuart Wilson: I served 21 years and wish I had held onto all the houses I bought.

Needless to say she did well.During that window I was serving in the military and did not believe I could invest. 

I would love to hear the experience you had with your duplex and to find out the lease structure for leasing to a corporation that serves as guarantor (if that is how you did it.)

IMO, PHX's current LTR market is better served from an appreciation standpoint.

So, if the form is in the case file, on whom was it served?