This approach puts me in competition with smaller, local investors rather than in oversaturated tourist-heavy markets, offering a better ROI. 

Also if this is a good strategy do DSTs offer this type of investment and if so any recommendations. 

While I'm not yet familiar with the neighborhoods in Columbus, I'm specifically looking for a small multi-family rental property that will offer long-term appreciation potential.

On top of that, you'll have your own dedicated unit which will offer more privacy compared to sharing a single-family home with tenants.

I appreciate your position and I do offer a simple explanation below.

@Ryan Holtz the Midwest offers many cities that will lead to cashflow on a purchase with 20-2% down.The challenge is YOU understanding the differences between Class A, B & C, so you invest wisely and your expectations are met.You'll probably want to target Class B or C for cashflow, but make SURE you understand the pro & con differences.

For example, the costs to obtain the mortgage are typically amortized over the life of the loan.Real estate also offers expenses that do not involve cash coming out of your pocket. 

Any and all advice/input is welcome I'd love to hear what this community has to offer. 

Hard Rock Hotel (Downtown San Diego) has offered investment ownership opportunities for certain rooms within their establishment... has anybody had experience with this or horror stories of such investments?

An example of a reason to talk to them might be "Cash For Keys", to offer them a chunk of cash to leave instead of going through the eviction process.