This is what we do for our clients as it avoids any due on sale concerns(technically the property remains in your control) and it can make you anonymous as the owner(helps protect you and your LLC from lawsuits stemming from the property).

One must be willing to give up control and trust the syndicator’s ability to manage the deal.

I have most of the systems tracked and documented.

I have been investing out of state for over 12 years now and your rate of return is definitely good IF you have the right systems and teams in place. 

For now I have decided to stay with this four loan system. 

In your market, you probably are better off trying to get listings - therefore you can better control your opportunities and inventory.  

You need to assume summer vacancy with no income.You need to have latest fire protection system and carry ample liability insurance. 

I just bought and returned a RE system from a guru and I did obtain some useful info.

What about HVAC systems, water heater, roof, siding, electric, windows, etc.? 

System and follow up system if you’re going to market direct to sellers.