Plus, your friends are operating there, so a great reason to visit perhaps.However, when discussing opportunities with any buyer or seller (not just investors) coming to an understanding of what is the Single Most Important Goal for them in this transaction is very helpful.As this won't be your first escrow, you likely understand things can pop up.

Mine states all vehicles must belong to Tenants, be operational and licensed, no trailers/RVs/campers and other recreational vehicles without prior written approval, park only in designated spaces, no maintenance work can be done on the property, etc.

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?