If investor is more sophisticated he can invest in 1st trust deeds at 65% LTV and earn 6% to 8%.

When evaluating properties be sure to make sure they include the basics like: Real Estate Taxes Insurance Gas & Electric Water & Sewage Repairs & Maintenance Unit Turnover Contract Services General & Administrative Payroll & Benefits Marketing & Promotion Legal & Accounting Landscape & Snow Removal Trash Removal Management Fee Reserves for ReplacementsThese items at the very least should be included in any competent underwriting of a property, be it by a broker or the owner directly.  

As technology becomes more sophisticated there are those folks that will be evermore confused and have all the more reason to need the services of a trained ProfessionalPlus there are those like me that just plain would rather pay someone to do it if I'm not quit sure myself.

Do not expect an insurance agent to provide payroll and HR advice. 

We all know how devastating a late payment is to ones fico.. but  hey its not on him so who really cares.You hit the nail on the Head and did not even need advanced training.. it was just comical the post.. like this was some super sophisticated transaction that the other person was not ready to learn..

@William Howley,If you have an active income business, and if the business makes enough money, the S-corp election lets you pay yourself a salary on which the payroll taxes will be assessed with the balance of the LLC income just subject to income taxes but not the payroll taxes.

Payroll, bookkeeping, etc can mostly be done remotely.Here is a great list of questions to ask a potential accountant:http://www.biggerpockets.com/forums/51/topics/70447-questions-to-ask-a-cpaAlso check out the www.NAEA.org page in your search.

Investing out of state can be difficult, however if you can utilize all of your current knowledge and now just partner with a talented, sophisticated, strong track record Turnkey provider, this will be a breeze and in-fact may turn into a new lifestyle for you. 

My clients are sophisticated investors and developers, each owning on average about 5-10 million sq/ft of commercial space, and about 2,000-3,000 units. 

Hoping this next gathering will take a few more steps forward and perhaps even result in a regular monthly gathering with increasing sophistication and value.Thanks Nic, looking forward to meeting you.