I guess what i'm trying to say is, I don't know what field of real estate i should get into, or what books to read, or what clubs, what seminars are and aren't scams, where to get the money to start out in real estate even if it was just 1 property, and i most definitely don't know where to find a mentor without sounding annoying which would be the most challenging but most rewarding part.

My reward was that my property taxes went up considerably.

We don't need great sales presentations, but we need to present a deal that protects the investors funds and provides a better risk/reward potential than the other choices that the savvy investor has. 

It's a scary, exciting, fun, freeing, rewarding, educational journey on the other side. :)

I am not partnering with him - he is taking all the risk and will get all the reward.

Here @ BP, there's lots of vicarious experiences and a person with your skills will be able to glean the nuggets herein.Stick with it because persistence is frequently rewarded well.

But, yes, I do agree there may be a time when risks (not just liability but stress, vacancies, market risks being in just one area, effort if you self manage) may outweigh rewards and then exit strategies are probably the next step to look at.

Every deal will be slightly different depending on risk/reward and overall relationship with your lender.

You would have to tee up too many small investors for DST,TIC.As with anything in life it's an analysis of the hassle factor with the risk versus reward.   

For example, Hilton and SPG offer a 5th night for free when redeeming for rewards.