From LOI to lease execution to build out and CO might be 3 months time.If you have 10 tenants and one space goes empty you are still at 90% occupancy.

I am aware this would be a herculean task, to first find such contractors and then execute the entire project smoothly.

I am aware this would be a herculean task, to first find such contractors and then execute the entire project smoothly.

As with the "fog of war" however, once you start executing the plan, the situation will change and your plan may need revision.There are no perfect deals, and there is no perfect plan.  

For student housing, I plan to execute a master lease with option to purchase in order to remove investor capital but maintain control of the property.

Things are tightening here in Houston on condo sales, so I want the flexibility to execute the development if things look good at that shovel-ready point...or not, if they don't.These two "humble SFH's" are not insurable (at least I don't think).

In an index fund, you're many, many levels away from actively managing those businesses, thus your returns are eaten up by employees you must pay to manage the business, boards of directors, executives, then of course, your brokerage who packages all of those companies together to make your index fund.  

I found nice executive houses for between $2000-2500 per month.

Simple in theory and if executed well can be a fantastic way to build a portfolio.

Stop looking for excuses and just execute your plan.