I did trade in land though but they were all quick flips so not really investing more like controlling my own inventory.. 

I understand the two main downsides of condos being monthly fees out of your control and little appreciation. 

@Henry Clark When counting units and sizes in step 1, should climate controlled units be excluded if someone was to only target the non climate controlled drive up market?

I would retain control during my lifetime, then the property would go to my daughter.

This is a significant potential benefit that can impact everything from security deposits to rent controls to eviction procedures. 

Downside is possible foreclosure but upside is having interest/control over more real estate at pennies on the dollar(55-65% of ARV).

All IRA-related transactions must be "arm's length", in other words, IRA can't get involved in any transaction with yourself, your immediate family members or any entities these individuals own or control. 

Knoxville isn't a luxury market. widen the gap and do new construction. find infill plots of land in better locations and have more control. work closely with a builder who Is working with investors. we have flippers who did hundreds of flips then they graduate to new builds and say it's much easier. if you have the balance sheet you'll be fine. budget 20%. new construction commands a 20% premium and is much easier to duplicate Over and over and much less risk. 

.✅ More Control – You’ll personally handle tenant screening, rent collection, and property upkeep, ensuring everything is done to your standards.✅ Stronger Tenant Relationships – Being involved directly allows you to build rapport with your tenants, which can lead to better communication and longer leases.Cons of Self-Managing❌ Time-Consuming – Dealing with maintenance requests, late-night emergencies, and tenant disputes can quickly become a second job.❌ Legal Risks – Chicago has strict landlord-tenant laws.

Off-market deals give you control over pricing, terms, and creative financing options.