They have the fiduciary duty to market their client's property for max exposure.

Any investor needs exposure to get a deal.

Take it one step at a time but the key to DM is the exposure so at least 6 times would be best..

As an investor you want to minimize your exposure to risk and maximize your ability to move quickly and competitively when a good deal emerges.This strategy has allowed us to grow from 1 door to 20 in 2 years. 

It may be that the only real estate exposure you really need/want is to buy a nice home and live in it for many years. 

Getting the property as much exposure as possible is very important as well - So even if it doesnt go to a nurse there is still demand for nice housing and a lot of people prefer to just move right in without having to do anything - even if it comes at a higher price point. 

If you want exposure, just buy enough to get that then buy the reciprocating notes behind it in the short-term.Buy great property, moderately low leverage once in 4 years.

How about any unforeseen risks or exposure?

How to take title would really depend on what you feel most comfortable with, you really can only minimize your liability exposure.

Thanks For the low cost and high exposure I can't think of a better way to promote your business and service.