Study on different markets you may be comfortable investing in, visit the the market and build a team.

Here's a case study that would be dismissed based on your criterion:-Asset: Mix Use 11 Unit Building-Contract Price: $1.73M-Existing Rent Roll $15,800*Currently 1 vacant commercial space market rent $5,500 & 9 apartments all leased below market value (60 day termination provisions for each residential lease). -$650,000 Renovation Budget-Stabilized Rent Roll $25,400-"As Complete and Stabilized Value": $3.45MThat's a recent MLS deal in a B+ Philadelphia location with a credit tenant that's been there for 20 years in the occupied commercial space.

If a Cost Segregation Study had not been performed on this $4.4M car wash facility located in Marble Falls, Texas, it would have had first year depreciation of approximately $293,200.

Excellent case studies. 

US stock market, aka MAG-7, have outperformed 12% to 9.5% with REITs in last 10 yrs and even more strongly in last 5 years at 15.7% to 10.3%, perhaps this will continue but the sp500 currently with a 34.4 Shiller PE, which is much higher than in October of 1929, and that wasn't the best time to start investing, please read the following 1 article and then the graphs/tables, There are also multiple academic studies at the European real estate research site EPRAREITs vs.

I study social and economic development on the side and that keeps me balanced.

But regular RE bores me. 

I speak to people less than 20 years old who are just starting to save $ for their first deal and so many of them want to buy properties such as the one you are describing here.Despite case studies (and possibly demand) being scarce in your market, the #s don't lie!

Ignore the neighbor - she will up the torment to get a reaction from you and when you refuse to give one, she'll get bored and move on to another victim. 

Studies show salt air affects buildings up to 50 miles inland.