Hi David,(1) I don't have much to invest ($280-$350k) and would want to diversify across different properties anyway (some DSTs are diversified, and I can probably pick up three different DSTs with my proceeds);(2) no direct participation in managing properties (tired of it);(3) illiquidity is not an issue (looking for a 7-10 or longer horizon, will need some cash 8-20 years down the road to fund the kids' college);(4) prefer paper investments in general, would be able to hedge declines in the real estate market with financial instruments (have a Ph.D. in finance and a CFA designation, but a newbie to RE exchanges).

Been managing this property myself for past 7 years.

I’ve managed to buy 7 buildings with 25 units.

There are conflicts of interest with the buying agent wanting to close, the selling agent wanting to close, the property manager wanting new business etc.

@Eli JoffeTo make smart choices for your first rental in Cincinnati, look at key numbers: buy price, fix-up costs, closing costs, monthly rent, mortgage, management fees, vacancy rate, and upkeep costs.

Using a 3rd party out of town manager when you live next door. . ..

IDKCurrently considering opening a FB business account and posting my rentals as a sponsored listing with an FB allowed link to my property manager's application webpage. 

I promise not to disclose this incentive to you.Then the syndicator will generate a 2.5% fee for buying a building, charge you 2.5% for managing the asset, another 2.5% to sell or refinance it. the GP LP carried interest split will be 70/30 on the huge pile of money we will make.

I don't really need property management software as I have a PM.

Having some clue about property management and tenant relation will definingly help your success in this field.