@Chris Grenzig  The chart on Wikipedia is interesting, its showing the population gains/losses from 2020 to 2023. 

Gradually transition to larger, higher-end projects as you gain confidence and expertise, balancing risk and reward.

If you're able to get tenants paying over market rents, you can also gain a lot of interest because of the heavy cash-flow. 

I do recognize the value and potential for great gains in doing a fix and flip and it is definitely on my radar.

If you can do a renovation loan with 203k or a homestyle loan to house hack a 2-4 unit multi-family, that typically has the highest potential for equity gain with the lowest cost.  

Trying to bend the rules will always come back to get you and could end up costing you more at the end of the day than any benefits you gain from it.

Keep for at least a year to get capital gain rate.  

I've heard 10%-20% is the average net gain but I just want to be more clear about it. 

Investing as an LP in syndications/funds can be a great way to gain real estate exposure with minimal time commitment.It's key to invest with the right sponsor that has track record of delivering returns (ideally been through at least one downturn).

Are you looking to invest in real estate to gain passive income or are you wanting to buy a real estate business and be in charge of operations?