They also require less time compared to owning a rental outright.The reasons that I don't like REIT's as you mentioned in your post is that they are not efficient from a tax standpoint.From my understanding, REITS pay ordinary dividends and not qualified dividends.

So after working for/being an agent for 3 years, posting almost 1,000 times, talking to countless investors, making this my full time career, etc. 

Finding a capable and trustworthy co-host, only to dump them after a short period of time for tax reasons?

Best to meet with an attorney on this one before you do something against the law.

The customer who places no monetary value on your time.

After some time of appreciation, you could refinance and get some money out to do the next deal. 

I had one claim earlier due to this getting rejected to cover the property. 

In one of the BiggerPockets groups some people were saying with the fed cutting rates a half point was a BIG change and then others saying a SMALL change.

If they do not move out you would have to go through a timely and costly eviction.

It doesn't appear you are in position to purchase real estate at this time.