There is very little easily build able infill left. 

We're still a small enough city that you can easily discern the path-of-progress (POP) when a neighborhood is getting "squeezed" by adjacent areas that are growing/renovating quickly.

And you could easily argue real estate has better tax advantages than an IRA. 

The Program could easily refuse the tenant or the state could say they ran out of money.To the landlords that received rental assistance how long did it take before application was accepted.

You can get a roommate on your side if you want but when the time comes that your tired of having a roommate you can easily not renew and not take a big hit with lack of income since it is only one room or so that you are eliminating.

But if the previous owner had hundreds of thousands of dollars if cap differential it can happen very easily!  

I find that you can get private lenders or Joint Ventures easily and scale using those connections 

Operating agreements by a real attorney are also not cheap - that can easily be several thousand dollars per LLC.

And much less risk in terms of collections because you don't have to worry about evictions or damages (assuming your property management has the right coverage).And yes, you can easily point to the bust in 08 causing prices to drop or the covid rents coming back down as big changes. 

Don't overthink it and you won't have any problems that can't be solved easily I'm sure.