As a parent of four children and wanting to help them have a head started in life, I just don’t want them to be taken advantage of by some gold digger.

Even if not immediately then your son would owe it when he sells, so no advantage to this strategy. 

I view this last point as an advantage, because it leaves me open to any market and forces me to build a hands-off system.

Quote from @Dylan Jeluso: This questions is the same question as getting your real estate license when doing flips, you have access to the MLS, you save money on the commission, and you have a little bit of a competitive advantage over the next person that is not licensed.

Bitcoin has the first mover advantage and network effect that makes it be the first to talk about but is hardly the best investment/speculation vehicle when we speak about fundamentals.

I sent you a PM.The cap rate isn't awesome, but I do like having equity as a good hedge against inflation, in addition to the tax advantage and potential for future 1031.

this will yield a bunch of random markets all over the countrywhy not pick a market where you have some kind of advantage and focus all your energy on that? 

For savvy investors, the key to keeping more of your hard-earned returns lies in strategic planning and leveraging the right tools to minimize tax liability.Whether you're looking to reinvest in another property, take advantage of depreciation, or explore unique tax-deferral opportunities, there are powerful strategies available to help you reduce your tax burden and maximize your financial outcomes.

This can provide more lucrative opportunities by allowing you to take advantage of lower closing and holding costs while keeping much or all of your money out of the deal.Every investor starts somewhere.

@Nathan Gesner and @Jonathan GreeneAgree with both of you.There are only two good ones I can think of.Every Turnkey provider here in Metro Detroit has taken advantage of investors.