Often when new investors are excited to scale, especially with limited funds, they start looking into to getting a third on seller finance or sub to, but the first two properties have repairs coming and all you do is add a third property that needs repairs to your portfolio.This - "investing with limited funds (like distressed property flips)" - is an oxymoron.

You sort of noted in your opening comment: a track record IN REAL ESTATE, should be measured in decades, not years.  

This type of loan typically has lower interest rates since it poses less risk to the lender.Non-Recourse Loans: Conversely, non-recourse loans limit the lender's ability to collect from the borrower beyond the collateral pledged for the loan.

Alternatively, there is a fairly limited supply of people needing laundromats, hence the reason you don't see them everywhere.  

This inline space is 3085 square feet which limits the options on tenants. 

A few things to consider if you want to go out of your market:1) What are your investing goals and the metrics you are measuring by?

As mentioned, they often come with limited returns and still require management.I’m curious—when you say active investing doesn’t appeal to you, is it because of time constraints or concerns about risk?

Consider creative approaches like short-term rentals, ADUs, or co-living spaces that maximize income in limited spaces.

My limited experience is that anything except the Bronx seems not a bargain.

Problem is only "RE pros" get to do it.There are 3 income classifications in the US - Active, Portfolio, and PassiveActive income is income derived from your job, or normal trade or business.Portfolio income is derived from bank instruments - stocks, bonds, etc.Passive income is income earned from investments.Active losses can wipe out both passive and portfolio income, but it doesn't work the other way around.Portfolio (capital) losses are limited to $3,000 annually.Passive losses can only be offset by passive gains.Real estate rental income by its nature is deemed passive per IRC Sec 469One way to get around it is to become a pro - spend more than 750 hours or 1/2 your time in real estate.But most folks aren't real estate pros.