I find this site to be helpful among many. https://andysirkin.com/tenancy-in-common-tic/gener...In a nutshell, a TIC can be- Any residential property or a mixture of commercial & residential (min 1 resi. unit required) - SFR to 5 units  (w/o DRE approval), or  5+ units w/ DRE approval - the sky is the limit?

If corn cost $5 per ear, I would stop eating it or grow my own.

Purchase price: $450,000 Cash invested: $130,000 Stabilized quadplex with mixture of STR and long-term rental.

I was looking a corn furnace for my own home, they sell for around $2500.00 and corn is plentlyfull around here, although the price it is creeping up.

Do you guys invest for cash flow or appreciation or maybe even a mixture of both?

You should take some time to know MORE about what drives the market you are investing in and how those drivers of the market can, will or won't change.An example in the other direction might be that someone builds an ethanol plant on the edge of town, and yes that may be subject to fuel price, commodity prices (corn used to make ethanol) and oil and gas markets etc etc but just for the sake of the argument....

With a mixture of real numbers and high estimates I get an expense ratio of just over 50% of rents, building is ~80 years old (I gave it 200/mo for maintenance + capex)Now the bad parts (and what kills the cap rate):Water damage on the concrete in the basement.

They always have a mixture of tenants & owners.

I agree with @Dusty Corning that LLC would not provide additional tax benefits.

I like areas on the fringe of park circle in North Charleston for a mixture of cash flow and potential appreciation.