With theming, it can be done but you still need to weigh it against the saturation even within the theming submarket, which has exploded.Regarding your questions1) Saturation is very real here, and the biggest "problem" for owners by far. 

There are definitely ways to make money in real estate without needing initial capital but I would say those are fewer and less likely in the current market. 

Real estate is all about learning as you go and playing the long game.

With that said, you can set up searches on ZIllow/Redfin or work with a realtor who specializes in investment properties, specifically value-add real estate (for your BRRR strategy) and have them set up an MLS search for this criteria that they would then send you hourly/daily/weekly/ad hoc

Ideally, you should have consulted a real estate tax pro before doing that.

Many thanks for the warm welcome I received at the Alabama Center for Real Estate Transformative Tuesday.

Lenders often require 30-40% down.Cash flow considerations – Since all expenses must be paid from your IRA, maintain liquidity to cover unexpected costs like repairs and vacancies.Rental properties vs. commercial deals – Residential rentals and commercial properties can both be great options, but keep in mind management complexity and income stability.Generally speaking, stay compliant – Avoid prohibited transactions, such as personally guaranteeing a loan, living in or personally managing a property, or transacting with disqualified persons (yourself, spouse, ascendants, or descendants).Diversify your portfolio – While syndications and real estate are great, consider mixing in other alternative assets like private lending, tax liens, or even notes for additional risk management.Work with the right custodian – Make sure your SDIRA custodian is well-versed in alternative investments and has experience handling syndications and non-recourse financing.If you’re looking for specific lenders who offer non-recourse loans, I’d be happy to point you in the right direction.

I have gotten a lot out of listening to the podcasts while I drive, and then I often order the business or real estate book that the guests recommend. 

This means that when you sell the property, your adjusted tax basis is lower, which increases the capital gain you must recognize.Additionally, any accelerated depreciation taken is subject to depreciation recapture at a higher tax rate (up to 25% for real estate assets) rather than being taxed as long-term capital gains.So, while cost segregation provides significant upfront tax savings, it also increases your capital gains tax liability upon sale unless you use a 1031 exchange or other tax-deferral strategies.You can find your current tax basis by reviewing your depreciation schedule (Form 4562) and prior years’ tax returns, specifically looking at your adjusted basis on Form 4797 (for sales of business property) or Schedule D (for capital gains and losses).Your CPA should be consulted prior to making any decisions. 

It's unit turns after and often tenants who leave on bad terms take it out on the unit, etc.