Rental positive cash flow properties in the bigger metro cities are all in areas that are bascially all rental areas with little redeeming features other than a vehicle to create a few hundred bucks a month in cash flow... so unless you can go large with it.. the risk is very high ...

I see the stock market as the vehicle for hands off investment but I like the ability to force equity with property which im not sure syndications would provide.

One rule that All self-directed tax deferred vehicles have is no self-sealing.

I often wonder if these inflection points in the physiological zeitgeist of RE investing is more telling than any definable market numeric Had to google Zeitgeist.. yes I agree with you its for sure the idea or mood of many investors these days that think the way to financial nirvana is the number of doors they have and willing to mortgage everything including their personal residence to get in the game.and of course leverage is needed in the beginning that's for sure.. although we deal with a lot of folks like Steve and they will frankly morph to being the bank for more worry free income by investing in solid performing first trust deeds.. that vehicle really offers what they want they just don't know it exists.. 

I am pretty heavily invested in Praxis' "Riverbend" vehicle, so not sure I want to do any more there.

I suspect there is not a lender on the planet that has not had a loss at sometime in their business cycle. if your looking to invest and think you can find something that is 100% safe then real estate is not the vehicle..

Whilst certainly not living for free, my housing payment cut in half compared to my previous rent so it provides a vehicle to accelerate savings for the next one.

LLC could be a good vehicle for that.

So she left him for another man, and john continued on with his corporate job drawing a W2 wage With child support taking a large portion of his wages. so much so that John could not afford a vehicle and had to ride the bus.That kind of stuff. 

But back then, it's OK for a younger man.While I have sizable 401K's and with our social security, when I meet with my financial planners to review things, the nice thing is that I have income from rentals that will keep going up in future years, complimented by safe investment vehicles and steady income stream.