I personally like one sponsor who has been through multiple real estate cycles without losing any investor money, puts very large amounts of skin in the game, is conservatively leveraged and has a very good 1031 exchange program.

Here is the how I would explain it to a kindergartner:The true power of a 1031 exchange is the ability for an investor to meet their investment objectives without losing equity to taxation.With more money they can buy larger, multiple, or more productive properties.What is the alternative?

Common Reasons to Terminate a Contract by General ContractorNon-payment: If the owner fails to pay multiple milestone payments, then the general contractor can terminate the contract after giving notice.

Instead it looks like a sales pitch that is targeted to unsophisticated investors who are new to the space.If that's actually the situation here than these deals generally have multiple things I can't stomach and is an immediate red flag for me.2) AAA Storage growth: At one point I was interested in this sponsor because of the claimed full real estate cycle track record with little to no money lost.

My lowest ROI to date has been only 77%.I have multiple exit strategies, usually with buyers in mind.

This is what I have done on all my other rentals, but am trying to maximize my cash to buy multiple properties. 

Here was my experience house hacking in my 20's as well: https://www.biggerpockets.com/forums/922/topics/1133476-hous...Cash reserves have saved me multiple times, but my properties were both NOT renovated. 

Recently got a complaint from the HOA that multiple people were coming in and out of the unit, I'm hoping this is a breech of lease and my attorney and I can get her out. 

A lot of times its real estate agents or investor/agent hybrids that build youtube channels for their local market and CRUSH it. like multiple deals a month.

I recommend just getting to work with someone who has a strong knowledge of the investment space and can connect you with multiple options.