I may not have a license to do appraisals and have never done one officially, but that does not mean I do not know what it takes to produce one or that I dont know about the guidelines and regulations placed on appraisers.

Real estate can "lose" value and still be a positive ROI because an income producing properties return isn't only based on market appreciation creating equity.

I would like to buy an asset that produces significant cash flow.

Winston-Salem is a name you will be hearing the future, not just because of the City, but what it is producing.

Or, your sellers could consider syndicated deals put together by reputable real estate investment firms that would allow the sellers access to income-producing assets that are professionally managed.  

But even if there is, then I have to learn to plow through that fear and keep investing in good income producing diversified assets.

Fire your web programmer, as they are the ones to blame, not me.  

Wyoming is building a nuclear power plant in a town of 2,400. https://energycommunities.gov/terrapower-nuclear-plant-wyomi...Cheyenne is under consideration for a company that will produce portable nuclear power plants the size of a semi that can power 750 homes for five years. https://cowboystatedaily.com/2024/03/15/wyoming-a-finalist-f...Wheatland, Wyoming (population 2,500) recently announced a rare earth mine that could possibly turn Wyoming into the largest producer of rare minerals in the world, knocking China out of the running. https://americanrareearths.com.au/cowboy-state-daily-rare-ea...There are opportunities around the country to get ahead of growth.

I thought I could grow a portfolio of cash flow producing real estate in lower tier neighborhoods but after speaking with a number of people through this platform and elsewhere, its a losing proposition.

The interest that is paid is the investment interest expense.Any interest accrued from investment that will produce income or that will appreciate is able to be included in this tax deduction.