It is very important, no matter the investment vehicle, to do thorough due diligence, ask for track records, know the risks, make sure there is a great deal of transparency and excellent communication with any Sponsor. 

If I am buying a larger apartment building I am going for a low risk investment.  

The biggest problem is potential purchases I have had to abandon simply because either officials don’t call me back or they tell me to hire a lawyer to do a title search.All of this is by way of setting the stage for my question.

Many of the properties in more desirable areas (and higher potential for appreciation) would allow me to pay just about the same that I am renting right now after considering every expense under the sun (PITI, vacancy, PM, capex, maintenance, etc etc).

The GC gets paid plus a big piece of the upside, with less risk.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Because it takes repetition for people to remember things and you have to be top-of-mind when they encounter a potential client for you!

It’s like unlocking the potential of your existing assets!

Altough you may only "need" 20-30% down having reserves will go along way with a potential lender.

Another angle you could consider is to diversify into different asset classes to reduce your risk, potentially continue your low tax burden and earn cashflow passively through 1031 exchanging into Delaware Statuary Trusts (DSTs).