I don't really see the purpose of combining them together (even if you could) as you are suggesting, because I believe there would be more downside compared to just going straight into an OZ fund.

You've overlooked 2 excellent cash flow markets that have a combination of strong cash flow and good economic/demographic trends.

This all-in-one washer dryer combo isn't cheap, but it might help to solve the problem: https://www.whirlpool.com/laundry/laundry-sets/washer-dryer-combination/p.2.8-cu.

In the 2-3 unit world it was always the combined finances that fed into a debt to income ratio and that was the hurdle.   

The property could be located in a crap area.  

When you combine vacancy and leasing: 8% accounts for 0 missed days, 10% accounts for 6.5 missed days of rent.Solution:  Keep your vacancy and leasing fees separated. 

Me and my partner put in roughly, a combined 420 hours during a 3-month process.

Me and my partner put in roughly, a combined 420 hours during a 3-month process.

What happens when your roof, water tank crap out?

Most people appreciate the knowledge & education I provide when crushing said dreams but some get all bent out of shape & just want to hear all the rahhh rahhh rahhhh crap which is at best useless & at worst dangerous as you mentioned.