When it comes time to put their money(or skills) where their mouth is and do a deal they disappear.  

With the research I've done, I have found a couple of investors state that it forms soft of a "hedge" to protect your assets by first establishing a company and a trust - so this is definitely something I will look into.

Talking to several contractors will give a wider range of knowledge and skill sets.

I’m not a “soft” landlord.

Successful investors honed their skills through trial and error.

Don’t know if this would help, but I just looked up an appraisal on a loan we did on a multi story  421 unit climate controlled storage facility in GA.The land cost (really appraised value, owner owned the land for long long time) was 17% of the hard/soft costs.

Im sure you know that package plants are expensive to operate (skilled operator, sludge, chemicals, lab work...), have high replacement costs, and are subject to risk of increased regulations.

Tread softly or you could have 100% vacancies.It’s EASY to evict in AZ.  

Many of you have the experience, knowledge and skill set  to use it to your advantage.

Do you have any skills you could offer to a real estate office or similar organization?