Love that you have been in the RE game for so long!

The current game is flipping which is a job (stop flipping and you stop making money) or more patience than I have.  

Start with Strategy by Dave Meyerhttps://a.co/d/8u2CtKyI read this book in Sept and it seriously changed the game for me.

And I generally require a sponsor that has full real estate cycle experience with little to no money lost, low leverage, high skin in the game and reasonable fees and promotes.However, other investors will look at these deals as bad/too boring for them because they are more aggressive and not concerned about the risks of default, refinance, interest rates changing etc.

But my understanding is that it's a numbers game.

As someone in the game for more than 30 years, there are cities I have always been interested in, but have no interest in a one-off for myself so this is a great opportunity to get exposure in a market without any of the operational pain.4.

It's good to hear that you want to play the long-term hold game as that is how you'll ultimately build equity.  

Of course a lot of gaming.  

U can have zero experience and just need a few bucks and a  good credit score and you can buy a home to live in or a rental.. but not development deals.. different ball game

A prominent MLO in the northeast was recently charged and stripped of his license for playing this game with his borrowers.Also, everything is reviewed by underwriting.