You seem to be extremely knowledgeable on the multi family sector! 

I worked for a residential acquisitions fund focusing on Tampa between 2013-15, which was before the market took off into orbit and property was still extremely cheap.

We have an extremely diverse array of positive economic drivers that yield stability AND growth, and virtually no permits to build units that rent from $650-$1000/mo.... keep in mind, we're still able to find 7 and 8 caps, with value add potential due to below market rents. 

Now great performing notes from trusted suppliers is like Turnkey rental investing only in the note space.. and those shops exist..

It's only a thought but I know that the hardest thing for an investing firm is to get finance, and it is done by building trust with investors

@Steve Vaughan  I don't know just rolled in from 30 hours of flying in from Singapore.I suppose if she gave a mortgage or trust deed.without it its just a personal loan to some LLC.. but who knows maybe its one of those rare opportunities.. in Oregon it would be usury.don't know about that state.

Obviously that is a bit extreme but just illustrates my point.The reason I ask about self managing is because of you wanting to be passive.

Trust me, I lived in Toronto downtown which has been going through a property boom like nothing else.

You have to live in it for 1 year unless something extreme comes up in your life that requires a move (change of job or military relocation).

More than anything else, buy from someone you know and trust.