This MIGHT put us back in budget - but I'm not convinced it doesn't also carry significant risk at this point.As a side note, because of how much cash any of these solutions appears like it will take us, we're wondering if there are personal lenders or hard money lenders that do these deals. 

Of course there is the rabbit hole of owner carry options too, but the above is the most straight forward option. 

After posting a monthly market update for Milwaukee every month for the last 5 years and looking at the data every month and the dynamic that makes prices inch up month after month it is becoming more of a certainty to me than a possibility.Because the reasons don't change: we keep devaluating the paper dollar, we still have a chronic housing shortage and we are not building nearly enough to even keep up, let alone to catch up from the deficit we carry.

That person has negotiated a cut of fees and carry with the main GP that actually operates the deal.  

One of my challenges might be that I'm still carrying undergrad and business school debt plus some credit card debt, so I'm still determining what financing might look like.

If you plan to live solely off rent I don't think you can carry a total debt load greater than 25-40% of your total portfolio value.  

I don't enjoy nurturing and closing sellers on a regular basis.

We do plan to require the tenants to carry their own renter's insurance, too.What did you look for or consider when selecting your landlord insurance?

More than likely there is a clause in your PMA stating that they carry zero liability.4.

Realtors generally carry E&O insurance which would be the first thing I'd go after.