In terms of the immediate needs, we often find that unlicensed people have heard of the "half up front" convention and just ask for it because they think it will make them look professional. 

Most loans loosely track the 10-year T-bill and the rate on that has been consistently dropping despite a relatively robust equity market, there’s even talk of rates going negative without the Fed actually pricing them below zero itself.So, in terms of interest rates at least.... probably safe after 5 years.

It very much depends on who is the best fit for you in terms of location, value the organization brings to the table, and what options are most compatible with your investment goals. 

I'm trying to get an idea of what others have done in terms of piecing these together to offset risk and maximize return.

However, you'd better know what exactly it'll cost you in terms of money and loss of income due to down units.

You will have a lot of knowledge and can rebuild faster and better the 2nd time around.Bottom line, don't worry about diversification in terms of asset classes when you are starting out.

It worked quite well in terms of the actual purchase, but the specific property really couldn't support the high payments, which I should have figured out in the analysis stage.The short 5-year term of the 401k loan led to high monthly payments which made it difficult to cashflow initially on the property. 

Your analysis provides a clear perspective on the potential risks and returns of such investments, particularly in terms of the associated fees and realistic expectations of returns.I'm particularly intrigued by your point about the educational value of observing how fund managers operate. 

There are only a few large companies that buy... and they aren't big in terms of Dallas or Houston markets.

You may wish to confirm that the new 401k provider has experience with the particular investments in which you intend to invest your retirement funds as you very likely will have questions in terms of the mechanics (e.g. how do you invest in real estate, etc.).3.