@Jeremy H.there is no need to self manage for the passive investor looking for a fixed NNN return in the 15%+ range.Smart business owners and retirees looking to diversify their investment portfolio are not looking to run a hospitality business. 

I doubt you'll find a MF that you can get into for 40-45k that will give a similar return that isn't in a terrible neighborhood.

ST rentals are much more profitable and command cash flows are often higher than in the US if you buy the right property in the right market.As an international investor, I find Ladislas Maurice interesting but there are different types of international investors and most international investors I know wouldn't go through the hassle of what he does for the kind of returns that he gets.

You'll make a much healthier return on your investment that way.If you simply want to buy a home and rent it out longterm, Elk Grove and Roseville are both considered more high-end suburbs and have appreciated significantly over the last decade.

I would probably start by analyzing the current returns you are getting on the 13 properties.

I plan to continue to invest in a mix of both RE syndication and our own rental properties going forward depending on what makes the most sense and offers the best returns. 

I’ve been working probate leads here in San Diego for some time and your words are right on point…lot of time for sometimes little to no return. 

As far as I know, it generally doesn't work in the US anymore as you describe now that interest rates have returned to a normal level.I totally agree with @Henry Clark that, if I want to invest in Italy, I want mass tourism and STRs.

Because you are forcing equity into the house you are sometimes able to pull back out the entire purchase and rehab process to return to your investor then you own the home with just the mortgage.

To beat 5.25% mortgage rate....the corresponding, offsetting stock market return would be at least double that...To answer your question requires (1) knowing what risk adjusted return you will be able to earn in the future (2) knowing what interest rates will do in the future.