With jobs, school, kids, church, and all the other obligations in our lives most people just don't have the available time, or they don't want to sacrifice their time.The investors that are advising you to take on the sweat equity generally have more time and they can trade that time for profits without sacrificing time with family, ect. 

Explore BP. 

With capital gains taxes they would like to explore the option of a 1031 exchange.

You can look to keep renting out by the room (like to college kids) or STR to boost income.

For instance, do you have kids now or will you need a good school district in the next few years?

I think college kids have time and energy more than the typical commercial investor so use that to your advantage. 

Kids can be more destructive than pets. 

For example a single mother with 2 kids and a bf may want the bf to be an occupant in case things don't work out she can make him leave and maintain a stable living situation for her children.

I know a lot of investors in their 20’s and single who began self managing but now years later they are married, have kids, and focused on building either their career or portfolio.

It would be for kids of a relative and it would be a grantor trust or revocable living trust (not sure which).