I'd be very concerned about investing with a syndicator who says managing a 400 unit apartment is less work than a duplex. Don't get me wrong, there is definitely advantages to scale in larger properties, but a team of employees is more work than two tenants in a duplex. He may be in the business of raising money more than managing an investment. Ignoring the property is not responsible stewardship of his investors resources. Even with contracted third party management, there is more work involved managing the manager than running a duplex. Hopefully he was just bragging about growing his business out of the self management phase.

In the airline industry, we have a continuum of time vs money. We can trade more of our time for more money via WS, GS, etc.

In the world of real estate investing there is a similar balance. An investor with loads of time can invest that time to generate a higher return on the invested capital through self management and sweat equity in value add property. They think they are getting the best possible return. The mistake is that time is finite, but money is not. You can create more money with good investments, but you cannot create more time. Be careful with your most valuable and limited resource.

If you don't have the time to invest, you may be getting a lower percentage return by paying for property management and property improvements, but you have more of your time available to find more property. Some investors have a hard time letting go of the reins and get stuck at the limit of their own time and ability vs expanding their team and focusing time on the most productive areas.

Hey...I mostly paid for my first 7 hours of dual that way :)

Word! A friend was going to sell his 6-9 properties because they were taking so much of his time. I talked him into trying property management for a year, and he couldn't be happier. 8-10% hit in returns, but MASSIVE gain in QOL and time with the family. If I move up into more proprieties, it will only be with property management or through programs mentioned above.

I agree . I am commercial property only all on triple net long term leases. The 10% I pay my manger is money well spent and it's deductible. I now pretty much just check my statements once a month. Your time is gold use it wisely. Having just retired after 38 yrs. of airline flying its time to enjoy.

Another term for that is not having a life!

I have diverse, multiple streams of spending!

Toys are important, very important!

Same. You married too?

With kids! Why blow all that money on just one person?