You’ll be forced to lo the property to start taking minimum withdrawls if you don’t have enough cash in the account.

My wife won’t let me use our own $ to buy houses so I I’m forced to use OPM to scale up.

I was uncomfortable with the forced-timeline of the 1031 (even with the economic stimulus extensions.)

Additionally, you miss out on one of the biggest advantages of real estate: forcing appreciation through strategic renovations.Another issue with Turnkey properties is that they often aren’t homesteaded, which typically throws off any proforma, resulting in higher-than-expected property taxes.

However, notice there's $400,000 in FORCED APPRECIATION the borrower added to the property value.

Then make improvements to force appreciation.Many people want to buy turnkey especially in the STR market. 

Additionally, a larger property like this is valued based on the actual cash flow, not sales comps, so you have the ability to force appreciation faster with efficient management.Adding the a 5-10 unit may also increase the amount of time you spend getting you closer to the 'Real Estate Professional' status for tax purposes opening up room for offsetting some W-2 income on taxes.  

That was a great project that forced us to spend and make a series of decisions both together and individually.

Market forces will generally hit real estate similarly.  

I think finding a network of people is the most powerful force multiplier for this type of investing.