Other than maybe investing in a REIT, very little of it is really passive, especially since a lot of the advantages of real estate relative to other investments revolve around the fact that you can *actively* participate in some fashion and end up with better returns than other, more passive investments (a mutual fund, for example).

If you aren't local and are investing out of state, it may be beneficial to have an attorney look over the leases you are going to use. 

Here are some and considerationsTo select the neighborhood that best suits your requirements and tastes, investigate the individual neighborhoods within each area.If you currently have children or want to have children in the future, research school districts.Because traffic and transportation infrastructure might differ, take into consideration your preferred method of transportation.It might be beneficial to visit each location, look about communities, and get a sense of the neighborhood before making a selection.

Don't force a deal to happen there, and willingness to expand your search and find something good might really be beneficial for you as you look to invest.Good luck!

If you truly want something that's completely safe and predictable, it would make more sense to invest the money into bonds or mutual funds. 

Visibility is highly beneficial but Accessibility and "strategic location" are also critical considerations!

It the how you go about it there is simply not mutual respect and no one's word means **** anymore

But here is my first option:My recommendation involves thoroughly analyzing the seller's financial and tax situation to determine whether receiving a lump sum payment is more beneficial than periodic payments.

If you're looking for more of an appreciation/forced equity play, Portland can be beneficial, especially if you consider house hacking.Lastly, connecting with a local real estate agent who specializes in multifamily properties can provide invaluable insights and help you find the right deals.

Ben's reply has good info on the deductibility of having a mortgage on your primary residence, and how it's only really beneficial if the interest and along with your other itemized deductions is more than your standard deduction.