Unless you bought RE a few years ago, created equity via successful BRRRR, flip, or do a combination you're just playing the appreciation game. 

The current game is flipping which is a job (stop flipping and you stop making money) or more patience than I have.  

Start with Strategy by Dave Meyerhttps://a.co/d/8u2CtKyI read this book in Sept and it seriously changed the game for me.

I've even heard of GCs using auction type settings for returned items at Home Depot and Lowes for steep discounts.I've learned a lot about the GC game as I was up close to over 40 projects last two years and some went well and some did not and when they did not it was all Contractor related.If a GC isn't sourcing cheap materials at the same time milking the hell out of his 150-200 per day workers, then you can find yourself eating into your margins real fast. 

As someone in the game for more than 30 years, there are cities I have always been interested in, but have no interest in a one-off for myself so this is a great opportunity to get exposure in a market without any of the operational pain.4.

Playing the long game, it's not for those chasing rainbows, definently for the LT planned methodical focus. 

Love that you have been in the RE game for so long!

But my understanding is that it's a numbers game.

I think the reason for this that I have a true vacation rental.

Based on the wording of your post, it appears you're passionate about Affordable and Workforce Housing, would that be true?