Newer buildings now have state-of-the-art amenity packages with pools, gyms, co-working spaces, high-speed internet, and community gathering spaces where savvy property management groups will have apartment building events to encourage this sense of community, all being a level of convenience and neighborhood community people cannot get anywhere else.

The main downside is being dependent on the HOA—issues like poor management, rising fees, or unexpected assessments can hurt your investment.

That's up to my operatione manager.

What I can share is that the risk-reward will not be worth it as a 'newbie' due to your limited capital and inability to actively manage your properties. 

Real estate agents, property managers, and contractors who specialize in your target market can save you time and money in the long run.

“it is VERY hard to screw up when buying i.e. a duplex in good condition in a desirable neighborhood and either self-manages or hire a quality PM to manage.”excellent point 

Or subs or property managers who run off the rails. 

For example:How well does in-house counsel adapt to different jurisdictions, especially if we’re managing properties across multiple states?

Real estate transactions with non-profit organizations like nursing homes or religious entities can indeed be unique, but they’re often manageable with the right approach.

You can be an agent, property manager, service provider, etc.