Investment sales over $10 million, which had cap rates in the mid-5% range in early 2022, are now more commonly found in the mid-6% to mid7% range in the early months of 2024.Overall, retail properties have experienced a drop in value, with struggling malls significantly contributing to the double-digit price declines at the top end of the market.

If you are handy and you live locally, it may work out  But if you need a contractor to come from a larger city, they will charge an arm and a leg, if they come at all. 

If you have to tweak a definition to make your case, you have a weak case.Now for your question and I have lots of years of experience and have made 8 digit with RE….

2/1s  and 1/1s are great for travel medical professionals and digital nomads. 3/1s are a lot tougher to rent as MTRs.

Also, since there is a huge gap in the industry in teaching people how to understand development and the different options we've launched an education arm to help bridge that gap so it's not just the "big guys" with deep pockets that can be a developer. 

Mitsubishi Estate has purchased a lot of real estate for the intake of new foreigners that will start to receive a Digital Nomad VISA for Japan. https://visaguide.world/news/japan-plans-to-construct-10000-...If this opens up the amount of time foreigners with proof of income can come and visit, even if it's a year, I will re-open up this as an option. 

You literally just reached your arm up your rear, sliding it by your head, and dragged it out.

Also, since there is a huge gap in the industry in teaching people how to understand development and the different options we've launched an education arm to help bridge that gap so it's not just the "big guys" with deep pockets that can be a developer.

This would be a non arms length prohibited transaction and would potentially result in the entire IRA being distributed is my understanding...the only way this could be possible is if the OP is or becomes retirement age in the next two years.

There's a real push in the industry to go digital with it.