I will stick with large funds of proven operators.Maybe these are isolated incidents, but operators of MF and other assets seem to be more professional.

if you just buy standard, long term rentals and put them under professional property management, that is certainly viable. 

Get professional advice before donating.Gift to family and others.

The marginal returns drove me to seek other strategies.So, this is not a "bad" deal if you consider it more of a learning experience than one that will make you a lot of money. 

@Gash Nookala,Renting can indeed be slower in winter, but here are some tips to boost interest:Enhance Listing: Ensure your listing has detailed descriptions and high-quality photos—consider professional photography if needed.Competitive Pricing: Double-check local comps; even a slight price adjustment or incentives (like a reduced deposit) could attract more interest.Broaden Marketing: Beyond Zillow, Hemlane, and MLS, use social media, community boards, and local business connections to reach a wider audience.Flexible Lease Terms: Offering shorter or month-to-month leases might appeal to tenants during this slower season.Local Property Manager: A local pro can tap into their network and help fill the vacancy faster.These steps should help you find a tenant despite the seasonal slowdown.

Regarding your second question, are you asking if those activities help meet the IRS material participation tests or qualify you as a real estate professional?

I've always managed my own properties but am beginning to open my eyes to the fact it may be better to have it professionally managed and focus on my investments more.    

The challenges are Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

But the only strategic thing about them is that you need to keep good records and hire a tax professional who knows how to maximize the tax savings from things you already paid for. 

However, tenant's credit history will take a dive and be on record and since I'm the property manager (me / owner), I will not vouch for tenant when seeking for a place to rent in the future.If I go with option "b" and the tenant / tenant attorney agrees and signs an agreement to make it official , at least I can get back my money within 10-15 years.