Similar green energy investments could be considered if you can make the numbers work (credits on some types of low income housing can be north of 50%).Depending on how long these properties have been held, they could consider implementing cost segregation studies via a change in accounting method to accelerate some depreciation.The operating proceeds could be re-deployed into new properties where cost segregation is an option to accelerate depreciation to offset proceeds.If the properties are low basis and we are not maximizing the 199A deduction, maybe considering an S-Corp structure for management to be able to participate in retirement plans and also generate wages to use as a 199A base. 

My situation is unique because I am in Korea with my family.

IRR can be 0 but can be north of 9999% too.

Here is some information about Modesto and nearby areas: Here is some information on Riverbank expansion and Costco development slated to complete at the middle of this year: https://www.theriverbanknews.com/news/prep-work-costco-now-underway-riverbank/Here is information on Modesto's North Corridor expansion in the same area: https://northcountycorridorphase1.com/ and video here: https://youtu.be/IjyXegECcycCeres has just put in a new strip at the Gateway Center and they are building out a hotel.

Bordeaux (north of Nashville) is growing as well as Madison, as @Luka Milicevic pointed out.

I can't find any info about a REIA/REIC in North Central Florida.

Hi @Anthony Standard & @Lloyd Spencer,I know this is an old thread but I am out of Essex county and manage buildings all over North and Central Jersey.

I own a 3-unit property in San Diego on the edge of trendy North Park.

Hi Peter, I’m a little North of there in East Orange.

Like Charleston SC or pretty much any West coast bigger city  , North side of Chicago , and the finer areas of the US.