And lastly, still to be decided, but build a portfolio of rentals.

The qualified intermediary will also manage all of the funds during this transaction, so you want someone trustworthy and reliable in that aspect too. 

For my passive capital I chose to lean away from crowdfunding platforms in favor of building relationships with great operators and investing directly with them.

On a new build I would be able to do some of the work post framing.

Other than that work through it as fast as you can, it will build a foundation for you to use in the Real World of real estate.

Im worried about younger less reliable tenants. 

I think you are on the right track however its going to be necessary for you to have some "skin in the game" sooner rather than later - while it can be appealing and seemingly possible to build a significant real estate portfolio with all of "OPM" the reality is you are probably going to need to have some equity in these properties - 20% or so down from your own funds to keep building. 

They may even work with FA's or CFP's to build the team you need for this transition of retirement assets.

So, in other words, do the same kind of hustle as a wholesaler, find those off market deals, build up a buyers list, and sling some houses for commission fees.

We do love the building As-Is.