I'd consider finding syndicators who can achieve 5-9% cash on cash returns and hit IRR's in the mid-teens.

We struggled during my teen years, and this affected me into my adult life meaning that I had to fend for myself.

Before I "retired" at age 37, I worked in the corporate world for 15 years and held a variety of jobs including marketing manager for a tech company, a conference and event director, a probation officer, an office manager for a major alcohol distributor, and a counselor at a residential rehab facility for teens.

Well I think they look sexy!

You should expect IRRs in the low to mid teens, and if you get really lucky, high teens.

Real estate is a sexy business, maybe thats why you got in?  

But then again it might also be smart even if it’s not the sexy thing to do.

Those bunts may not be sexy, but over time and adding up, they amount to a lot of wins.  

I just have to decide if one is enough or if I should foster another after the teens move on. 

Owning a small investment isn't sexy like flipping, but you don't have as much risk, either.