A prudent investor doesn't seek quick riches through shortcuts.

I wish you the best of luck on all of your endeavors for they are feasible depending on how hard you want to work because this is definitely not an over night get rich quick kind of thing.

We all signed leases individually and the landlords never had special zoning or permits.

Are you trying to buy the land from an individual seller who has not paid IRS or property taxes?

If a job needs a crew or individual specialized enough that importing them to an area is required, then they are likely part of a high-value deal.

Then they can own a property for the best years of the properties life and appreciation is forced through the continued rising construction costReal Estate is a long game not get rich quick.  

When an entity is structured correctly you’ll be able to qualify for deep tax deductions against your w2 income through the business combination structure ( A structure that qualifies an individual for deep tax deductions) 

Individuals owned their own home, or a duplex in which they were both owner occupant and landlord.  

However, if you are pursuing Short-Term Rentals (STRs), each partner must qualify individually for "material participation," which can be more challenging when there is a partner.

It tends to be a challenge, at least for me, searching for individual insurance companies in those situations.