As I'd imagined, it seems like there are no hard-and-fast ways that a deal must be structured, but rather there is room for flexibility depending on the situation, and in any case consultation with experienced professionals at every level is key.

Scott very professional . 

Readers should seek professional advice.

That may not apply to you, as a financial professional, but I thought I would share the story.Obiously you could re-lever your portfolio to bring the ROE back up, but then you have to place those borrowed funds somewhere that nets a high enough return that the portfolio is ahead, given the drag of the interest and any transaction fees.    

Hiring a lawyer sounds expensive, but it is way cheaper than hiring a amateur (in this case yourself) who costs you money and provides no results (and then you need to hire a professional anyway).My personal philosophy is to "do it right, or do it twice" and its way cheaper to do it right once. 

I am skeptical about gurus, because real estate professionals who are truly successful are busy working their own deals. 

I have a tax firm that specializes in working with real estate professionals/investors.

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

You could rent to young professionals or to families.

Most are traveling professionals needing an alternative to a thousand dollar a week hotels.