1031 exchanges have been interesting to me, although, outside of a DST, they still require active management.I received an invitation from a well regarded real estate developer to 1031 exchange into an acquisition they are doing. 

Far less risk than developing and you'll get cash flow immediately.

It is likely that in most markets away from the west coast, they will see growth in population and increase in values.

It explains the team that you should develop to have a strong foundation under you while investing remotely.https://www.biggerpockets.com/blog/core-four-real-estate-team

I'm not opposed to investing in Ashland, but Huntington would be my first choice due to the population, demand, growth, college, affordability, and the list goes on and on.

I’m currently working on 58 unit BTR development project and seeking one or two private debt investors to help fund it.

It has one of the highest poverty rates in the country, declining population, and not much going for it.

The Census came out and reported the first (modest) uptick in population in 2023 for the first time in nearly 70 years.

Traditional banks sometimes balk at it because they see it as riskier, but local credit unions or regional banks tend to be more open to it, especially if you can show a solid plan for development or resale.

The more you can develop that growth mindset the better off you will be, but it will also take a couple trips and faceplants!