Retail investor circles often suggest investing in ‘internet and Amazon-resistant uses,’ or operations that provide in-person experiences, such as restaurants and nail salons.

Know any that operate in Texas that can operate like that?

I'd appreciate direction or examples on defining how a partner might exit an operating agreement early for a long term buy and hold.

@Jason Morford construction Has a natural order of operations like, mechanicals first, then windows, then walls, painting….

Government regulations are getting worse, not better, and it's just a matter of time before they catch you and shut down the entire operation.

For those that might holler about liability protection:  we have kept them leveraged with cash-outs, have a substantial umbrella policy in place, and very simply we just make sure we keep the properties maintained and are good operators with happy residents.We are now transitioning into a more commercial space and plan to roll out that LLC structure.  

I am seeing lots of really decent investments, but having the capital through 1031's is taking time and the personal capital contributions are limited.What do I need:More time.More capital.A mastermind of folks operating at this level. 

(since you don't own the land or the business)2)  How actively involved are you with the day-to-day Business operations?

If you can hit 15% EGI on a *leveraged property that you self manage*, you will make money unless you are a terrible operator.

I dont know how the market operates where you are, but in all 4 states I do business in, the seller controls who gets access to the property and who doesnt.