The MTM contract gives YOU flexibility to part ways if it's not working out, like in cases where you have a bad apple that is driving all the other good tenants out. 

It's a landlord-friendly state, low property taxes, and is getting massive tech job growth from Tesla, Apple, Google, and the like.

If you are going to invest in this market you'll need to learn what is what as I see out of state investors get screwed over all the time because they end up comparing apples to oranges by mistake.To give yourself a feel for the market I recommend checking out The Ultimate Guide to Grading Cleveland Neighborhoods before buying anything from Zillow or Trulia or something like that. 

I'm not talking about an apple, but rather Pep O Mint lifesavers, Or something like that.

So believe it or not it's the "Apple" of Real estate at this point .

DC is a city that is HUGELY in favor of tenants over landlords and if you get a bad apple you can be in a really, really tough spot with little reasonable recourse on your part.

I like to change things around (such as modifying the ROE in your case) so I can compare apple to apples.

That is a cardinal sin.You should look at marketing the same way you look at the contents of a fruit salad.In a fruit salad if the only ingredient in the bowl were apple slices one would have a hard time calling it a fruit salad and only those who liked apples would enjoy the presentation.

Apple, Google, Xerox, Fuji film, and Meta are all coming into the area. 5k people a month move to the area which has created a housing shortage, rent spikes, major appreciation (not just due to inflation) and you can still find single family homes for sale on the MLS in good condition for ~250k+ Tenant-landlord laws are landlord-friendly and taxes are low.

Just like if you were picking a mutual fund in a 401k instead of direct investing into say, Apple or Tesla, real estate syndications can offer some great advantages for the busy professional when it comes to real estate investing.