I have found that I will need more networking to build the team necessary to make it a reality.

In reality, he’s managing your investment, and part of that responsibility includes transparency and accountability.At the very least, you should be getting invoices for any repair over a certain amount (say, $250 or whatever threshold you’re comfortable with).

This is the reality so no, just because the contract suggests the money is refundable does not mean its not at risk. 

I'm just describing the reality of BTS with national tenants, they squeeze margins of the developer down.

It's the same fundamental principles of the math realities of things, just the how-to changes. 

To 1031 it doesnt make a lot of sense IMO since $100k of equity going into a new property with 7-8% interest rates will force us to look into markets outside of Oregon, require a Property Mgr at 7-10% and we're almost back at square one unless its a MF with great cashflow.The main considerations for liquidating the brokerage account are: capital gains + OR state income taxes will be brutal, I like the idea of tax advantaged real estate gains AND growing real wealth and assets, not paper wealth.

I forgot the poster, but the McDonalds man needs to get a taste of this reality.2nd point, rise before they trend back to where they are now is my expectation. 

The reality is the land has value.make sure you do accurate and conservative underwriting.   

How do you approach educating people on the realities of the business? 

On paper numbers and in reality numbers are completely different. this is because with riskier investments you have higher chances for evictions, maintenance issues, management calls, non payments of rent, damage to property etc.