I met a couple of people that own these types of properties and they are very management intensive and usually result in high turnover costs.Feel free to reach out if you need any advice for service providers or just need a sounding board.

I played basketball at least once a week.

I've already alluded to this, but rents are higher, tenants are more stable and less management intensive, and you generally need fewer units in order to throw off the same profits (in terms of dollars/unit).They are more liquid ... think this was mentioned already, but I can sell a SFR in 40 days or so to a conventional retail buyer at full blown retail price or in 2 weeks to an all cash buyer at a discount.

It's a value add  project so more management intense from up here but it can be done.  

Those are often less detailed and intensive as a commercial appraisal but can be substantially cheaper.

Think PNC Arena (Carolina Hurricanes, NCSU basketball, concerts, etc.)

The syndications appeal to me because of the passive nature but I’m comparing single family homes because they are the less time intensive properties to “landlord” in my area.  

It seems like the whole nation is moving toward more intense regulation which is making it more difficult to do business.

I equate property management to intensive time needed and low returns.

Ive heard good things about Sacramento too...If I hadn't trashed my knees playing basketball, I'd come run for dollars sometime. :)