Unfortunately, sourcing these opportunities is tough because they probably never hit Loopnet/MLS and would require lots of active investment in relationship building in specific markets.ConclusionThe risk profile and projected returns of these large syndication deals makes them the most attractive option for a newbie investor in my position.Add in a potential looming economic downturn and uncertainty of where we are in the current real estate market cycle and that only increases my anxiety as a newbie investor trying to get into the market.

@Miles Presha a town of 1100 people, an hour away from a major city presents too much economic risk IMHO. 

Evaluate your life and economic situation after that and see if you want to proceed.

These are two very good cash flow markets, but in addition to cash flow, they both have strong economic and demographic trends.

Now, it's likely not economically feasible to drop a pool in there (especially as you likely won't recover the cost), but pool homes in that market are selling MUCH faster.

The economics were pretty good, but the duration was too long.

Upcoming economic factors, assembling parcels for future value, adding value by renovations, creating more units, changing the general use of the property etc.. etc..

We want in on the action, but are uncertain of the most economical approach in.

Class A tenants moved down to B, B to C, and C to D.What actually happens when you own a B class property during rough economic times? 

Massive debt isn't a bad economic issue if there's something securing that debt (or something liquid capable of securing that debt).