Class D risks > Class C > Class B > Class A, but how many investors even know what those risks are, let alone know how to account for them in their ROI calculations?

I've asked BiggerPockets users for examples of when their investments were protected by umbrella insurance, and I haven't found any examples so far.There are legal risks for landlords, but they are dramatically exaggerated.

Underpriced, underperforming, value add, 20 units, cash flow potential, low risk How did you find this deal and how did you negotiate it?

Qualifying for REPS does not automatically mean you can offset income, you need to have material participation, at least a 5% ownership stake and an amount at risk. 

Hard money loans offer fast approval and don't risk personal assets but come with high-interest rates and fees, which can be tax-deductible as carrying costs.

Starting small with duplexes or triplexes aligns perfectly with my risk tolerance.

I get a lot of doubt from people but Im am willing to take the risk and go for it.

The biggest win seems to be the fact that investors will be able to buy existing STR's and carry on with the business.

People with high risk tolerance will have a far different answer than someone who is risk averse. 

Also, keep in mind that if you do self manage, you do put yourself at more risk for a legal issues.