I self manage some of my properties (the Class A ones near my house), and have management for others (the Class C+/B- ones farther away from my house).

Appreciation is how you can make money in markets where price points are disproportionately impacted by construction costs not with cash flow or flipping. 

Constructing new homes and selling them is extremely difficult and challenging.

The Prosper Construction team redeveloped this building back to it's original glory.

There are also home buyers who want to look in the area before they buy, home sellers who sold and have no place to go and want to look, contract workers in the area, construction workers, insurance displacement, and more.

If you know the bones of the transaction, it will definitely benefit your investing career.

I was choosing to have the sewer fixed and throwing a bone to the seller to take on the very needed, and extensive tuck pointing SOW myself to help the deal move along.

While the IRS does not mandate a physical site visit, the IRS cost segregation audit technique guide (ATG) does suggest conducting “field inspections.”It’s important to note that the ATG is not an official IRS document.It serves as a guide and cannot be used, cited, or relied upon as an authoritative source.However, the recommendations in the ATG are worth considering.According to the guide: “A field inspection is recommended to document the physical details of the building, type of construction, materials used for construction, the assets contained in the building, the size and types of building systems, and any land improvements that were included in the purchase of the property and the condition of that property at the time of purchase.”So while the IRS does not require a site visit for cost segregation studies, following the guidance from the cost segregation audit technique guide can be beneficial.

This is more common that you might think.They do not take into consideration the costs borne by the investor associated with the transaction such as: closing costs, carrying costs, finance costs, exit costs, etc.They are trying to hit a homerun on every deal and not leaving enough "meat on the bone" for the next person. 

Managing a company usually does not involve participating in real estate acquisition, management or construction.