I believe this all depends on the level of participation you want to have, what Class of an asset you want to retain (and the headaches or lack thereof that comes with it), along with if you have any friends / family who happen to invest and you can leverage a network they've built and many more such things!

@Zak Marinko most institutional hard money  lenders will not allow you to use gift money or a loan for the down-payment.

Looking to replace my primary Mortgage with it.Thanks

I would assume that SFH is the least efficient since a lot of participants might not be too well educated (and might have financial problems every now and then) whereas really big properties with 100+ units as a segment usually only have really well educated and funded participants.

I’m sure it also depends on what institution you are looking for financing.

Another factor that’s suppressing the unemployment rate is a big decline in the number of people who say they are part of the labor force — the so-called “participation rate.”

Paul, 51 percent of our renter households are housing-cost burdened, resulting in seventy-five percent of our low-income renter households being housing cost burdened and thirty-nine percent being severely housing cost burdened; andWHEREAS, the Fair Housing Act of 1968 requires that the City affirmatively further fair housing, meaning the City must take meaningful action to overcome historic patterns of segregation, promote fair housing choice, and foster inclusive communities that are free from discrimination; andWHEREAS, in April 2016, the United States Department of Housing and Urban Development issued warning that blanket policies of refusal to rent to people with criminal records could violate the Fair Housing Act if “without justification, their burden falls more often on renters or other housing market participants of one race or national origin over another”; andWHEREAS, as of January 1, 2020, people of color make up 47.9 percent of the MN prison population, but only 15.9 percent of our state population; andWHEREAS, criminal justice research supports that the effect of a criminal offense on a residents housing outcome declines over time and becomes insignificant; andWHEREAS, our current credit scoring system has a disparate impact on people and communities of color, rooted in a long history of housing discrimination and wealth inequities even though credit score itself does not reflect positive rental history or timely rent payments or probability of on time rent payments; andWHEREAS, in 2017 there were an estimated 1,710 residential evictions filed against tenants in the City of Saint Paul; andWHEREAS, E evictions, regardless of outcome, impact a renter’s ability to secure future housing, and Research suggests that “Informal evictions” occurring outside of the court process are occurring at twice the rate of formal evictions; andWHEREAS, the City of Saint Paul has approximately 11,000 units of housing which are considered Naturally Occurring Affordable Housing (NOAH) affordable at or below 60 percent Area Median Income and NOAH buildings are most at risk for ownership changes; andWHEREAS, historical and ongoing discrimination in housing makes tenant protections a fair housing, racial equity and economic justice imperative; now, therefore, be it RESOLVED, that the Council of the City of Saint Paul does Ordain:Section 2Chapter 193 of the Saint Paul Legislative Code is hereby created to read as follows: Sec. 193.01 Definitions.For the purposes of this Chapter, the following terms shall have the meaning ascribed to them in this section. (1)(2)Affordable Housing Building shall mean a multiple-family rental housing building having five (5) three (3) or more dwelling units where at least twenty (20) percent of the units rent for an amount that is affordable at no more than thirty (30) percent of income to households at or below eighty (80) percent of area median income, as most recently determined by the United States Department of Housing and Urban Development for Low Income Housing Tax Credit (LIHTC) purposes, as adjusted for household size and number of bedrooms.Affordable Housing Dwelling Unit shall mean a rental dwelling unit in an affordable housing building that rents for an amount that is affordable to households at or below eighty (80) percent of Area Median Income, as most recently determined by the United States Department of Housing and Urban Development, as adjusted for household size and number of bedrooms.(3) Available for Sale shall mean the earliest implementation of any of the following actions: negotiating to enter into a purchase agreement that includes an affordable housing building, advertising the sale of an affordable housing building, entering into a listing agreement to sell an affordable housing building, or posting a sign that an affordable housing building is for sale.(4) For Cause shall mean that the tenant or a member of the tenant's household materially violated a term of the lease in accordance with Sec. 193.05(a).(5) Cure the Deficiency shall mean that a tenant pays all monies rightfully owed, or fully complies with an order to correct a lease violation or notice to cease an activity that is in0) violation of a lease.(6) Displacement Dwelling Unit shall mean the dwelling unit from which a tenant was displaced pursuant to Sec. 193.05(5) or (7).(7) Eviction shall mean a summary court proceeding to remove a tenant or occupant from, or otherwise recover possession of, real property by the process of law, pursuant to Minn.

See if you can make an appointment with a caseworker, tell them you want to participate and find out what is in demand 2, 3,or  4 bedroom.  3 and 4 bedroom brings higher rent per property. 

According to my attorney, it may not even happen because a form of court-ordered payment plan is supposedly being instituted in July.

(Here in AZ, it will probably be the Department of Financial Institutions.)