Not only does the DST save in costs due to the franchise taxes, but it allows you to efficiently compartmentalize and separates each asset into individual child Series.There are some requirements that go along with the formation of the DST, but if you are planning on doing more investments into the future than the DST will solid investment into an entity that can separate out your assets.This isn't legal advice, just my opinion as a real estate investor.

@Matthew CarlsonThe term is “house hacking” it’s a very efficient way to minimize risk and build a portfolio.

The why factor is also huge for me, and it is keeping that fire blazing inside. 

.- The other factor is some "good deals" were purchased years ago.

@Curtis Mearsalso, I guess the legislature has friends who own solar factories.

For example, a seller might very well sell at a 7 cap but if there are operational efficiencies you can take advantage of upon your acquisition, it might not be a 7 cap. 

It worked ok, but definitely could have been more efficient.

Wow, what an amazing reply.Thank you for that info.I just wanted to say something that really is irrelevant here, but just an FYI.The people that have seen my posts around know I am a HUGE critic when it comes to DMM...What I disagree with is the underlying social agreement that says 1% is standard.If you take that as your norm, then how will DMM EVER get better.If you think about it, there is not a system (that I know of) with a 1% efficiency that is labeled  "OK".No ROI of 1% is good.

It seems you have a heat pump and if you use emergency heat either because of low temperatures or a problem with the heat pump there is a  higher cost because it is basically  resistance electric heat, not the more efficient heat pump.

Use your employees, your partners, and your contractors to work efficiently.