IMO, that's not a very sophisticated way of budgeting, b/c it fails to consider ROI and marketing efficiency by channels.How many listing/buyer clients can you &/or your team (if you have one) support?    

Most sellers aren't sophisticated enough to understand overly complex formulas or EBITDA analysis.  

Saying you are in the "help" business is starting out with a perception problem of being a scam man.

The ARV's are usually based on retail sales not sales of rental properties.. that's why anyone buying a rental in any mid west rental market no matter what they pay for it basically will not realize phantom paper equity unless your a highly sophisticated marketing machine that can sell out of state

Elderly investors should have some test for sophistication and/or limits on investing (10% of wealth?).

If a gift card makes a difference to your tenants you've got a problem with the perception of your product, and a gift card isn't going to fix that.

It seems that you may have a different view of what my perception of the meaning of "less passive" is.What you have stated above is why I consider that option to be "less passive" due to further involvement with the investment 

When the vertical lines in your space show up in the photograph as actually vertical, is gives the perception to the viewer that there is order.

So many 'sophisticated' methods of investing get folks' rears in cracks I probably got carried away.  

I eliminate all corporate owners as they will be more sophisticated than I want to deal with.