Invest in funds that lend hard money. 

In 2024 I added a half bathroom our of existing space in a high cost area (over $2k/ft). 

I don't know the laws in Australia, but in the states, you can usually get a low down payment loan if you will live in the place and you can do this up to a 4 unit and rent out the rest.

I have a Client that I am currently working with who owns a 2 unit commercial building in St louis Mo and he is looking to sell it cash or seller financing with the right terms .

This winter was pretty cold in Metro Detroit, but it was nothing compared to the rental slowdown we have seen from November until now. 

Typically, commercial properties are financed in the name of the entity that holds them.

I'm in the L.A. area and I'd say it's mixed.

Is the appreciation still the same after the building boom that happened during the 2020-25 years because supply has significantly increased in red states and still constrained in blue states?  

I started investing in RE when I was 26.

Quote from @Wen Chen: I purchased a SFH in 2018 and lived in it until 2023.