This venture was originally expected to have a 10 year horizon, with the goal to maximize IRR in that period. 

So... it depends on your goals and your time horizon.  

I recommend AirDNA subscription for picking and evaluating both markets and individual properties, a little pricy, but if you are taking the investing seriously and with a long-time horizon, definitely worth it in my opinion

I have been asking for my fund from their "great" Horizons Fund and so far nothing.  

With a portfolio like this, and a good job, you could be able to save up $48K reasonably quickly - perhaps faster than the 2-3 year time horizon you post here!

I have made some investments in Canada and now i would like to expand my horizon to cash flow properties in the US.

i've done a few flips, a few BRRRRs and a few seller finance deals.time horizon and expectations are important right now.  

It's generally a useful tool for an investor who is estate planning and has a step-up in basis event on the horizon and can liquidate out of the REIT easier than out of the traditionally held property. 

There are some positive signs on the horizon.

For time horizons of 5 years or less, I usually prefer something safe like a HYSA or money-market fund.