There are varied opinions on this rei vehicle, but the one thing that seems to be agreed upon is that a management company of great quality is a must for the property to work out. 

Don't accept a subpar tenant without add'l deposit money.Congrats on your new retirement vehicle!!!

Which vehicles do you have that you find the most reliable?

Getting you into the dealership and test drive a vehicle is half the battle.  

Looking for feedback on this investment vehicle for out of state investing?

If the laws become pro-regulated and does not affect 2 to 4 Family buildings, I win because my buildings will appreciation tremendously.If the laws become pro-regulated and DOES affect 2 to 4 Family buildings, I lose a bit of Value in my Property Portfolio but I win because I expand my Property Management Business tremendously.If the current laws do not change OR if it becomes more Landlord friendly, then I expand my current Portfolio.I like to encourage Investors to think of their Investments as more of an Investment VEHICLE.When you drive your Vehicle, if you stare at the Rare View Mirror (meaning past data) too long, you will crash your Vehicle.If you stare out the side view (the current data such as today's cash flow) too long, you will crash your Investment Vehicle.HOWEVER, if you look through the front windshield almost ALL the time, you will be able to see the signs that the BRIDGE IS OUT before you drive into the River.

Basically what I want to find out is a comparison of a real estate investment versus what returns I could get in another investment vehicle (like the stock market). 

I'd argue a syndicate or partnership focused on notes is a better passive vehicle than directly owning notes, but that's a matter of perspective. 

Also I am no hedge fund :)here is Apartments.com recommending the practice https://www.apartments.com/ren...So how do you handle face tattoos, impolite communications, late to showing, aggressive demeanor, spends 5 minutes looking at house, trashy interior of vehicle, allows kids to roam unsupervised, attempts to negotiate deposit / rent, asks about parking Harley on porch, etc.

The remaining ~40% into industrial assets including self storage and cold storage, existing and ground up development.I would deploy the capital as soon as proper due diligence can be conducted on multiple sponsors in multiple geographic regions, the sooner the better.I would also meet with my attorney, financial advisor and CPA to discuss the proper investment vehicle to use (LLC, Trust, Individual, etc) and to review opportunities and sponsors.