Indy is still good, but what it was known for a couple years ago doesn't necessarily apply today (same with Vegas) and 2. each of the good markets out there will offer something different, in terms of returns, property types, upsides, downsides, etc. so be sure you understand those when you are looking through different markets so you can understand which market best fits what you are looking for.

That way your partner can still deal with the risk of the debt, but you can also be a 50/50 owner.I would also recommend the JV agreement like the others have recommended.The one potential “downside” is the due on sale clause.

Otherwise, no upside and plenty of downside. 

Impact Windows and doors is always the ideal choice especially here in Florida the only downside to them is the price..

However, if I take on an equity partner that brings capital to the table, than surely they also share in the downside, thus, a portion of my risk is diversified between us.Things can and do go wrong (ask me how I know that!)

The downside is that there would be more work and a single family home will cost more, so for the same $ you are very likely to have to purchase in less desirable area/ less appreciation... but I would opt for more initial $ with more control.Their ability to control fees (I felt I was paying for a large management structure) did not appeal to me, but you would certainly be better hearing from someone with direct experience.

I know oil heat is much more common up North than in my neck of the woods, but I'm quite allergic to it when the tanks are underground - to me, these are ticking time bombs with almost unlimited downside potential environmental and regulatory impact).

Then oil prices halved, and Calgary rode the downside of the cycle.

It doesn't make sense to hold equity because interest rates rise.I like apartment buildings because unlike houses the value is tied into the income approach versus the comparable sales approach.When the markets rebound and rents rise the value of the apartment increases and also we will see cap rate compression when the market gets hotter.So you can grow equity at a faster rate.One of the down sides to commercial investing is short term finance loans versus residential which has longer term loans.

They finance everything (or lots of stuff) and *also* have lots of cash (or other secure, liquid investments) to mitigate a good bit of downside.