Interesting view. Sorry you are having issues with your partners. It is important for everyone to be on the same page. I own 7 rental houses and one commercial property (50/50 with a partner). I spend about only around 2 hours per month. Good property management firms are definitely worth the money. One big downside to public REITS is they behave like stocks, so when the market drops, they drop. I prefer private deals with sponsors. They can return around 15% CAGR and have no ticker symbol to make you go crazy!