I have not purchased any occupied properties because the risks involved seem too high.

A decent way to build capital (with less risk involved) would be to wholesale properties or get your license.

A few thoughts based on your questions:Active vs. passive income for STRs:STR income can often be treated as active if the average guest stay is 7 days or less and you materially participate (which you already do, based on your involvement in cleaning, minor repairs, etc.).

- has anyone been involved in this market and how do you get multi family units?

Unless the litigation involves a manufacturing defect in the car, pass.

I agree that laws need to be followed, but the only way for the court/clerks to take you seriously is to get a legal professional involved who speaks their language.

Im involved personally in other similar syndications and they are doing well with positive monthly returns and real audited financials that show year over year gains.

But you must be involved in the process.

I attended one about 4 years ago, just never got that involved or committed.

Might be worth you looking into if you want access to something that's affordable ($5/month per unit but customizable pricing structure when more units are involved), has lots of features that I've really liked, and more - especially if you’re unhappy with some of the tools or processes you’re using today with managing your property.