We host RE meet-ups as well.

I am looking to purchase real estate for both investment purpose as well as to offset as much tax liability as possible. 

Take into consideration that when the person you gifted the property to will have special tax considerations as well 

I wish you well in your situation, this is never easy.

"But rates have been at 7% or higher in the past, and investors still did well!"

Good wholesalers will price deals well, meat on the bone for you.

. - I have talked to them as well.

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

There are Bigger Pocket events you could look into as well.

You get a deduction for the contribution, the gains grow tax-free and as long as you use the proceeds for health-related expenses the funds come out tax free as well.