I want to use some of my inherited funds to start doing some PML and EMD but I don't want it to pass thru on my personal return. 

Those two are related but only thru showings.

Trust me, I know how to self-study, I have plenty of motivation and drive and I'm not the dullest tool in the shed. 

But don't worry, in 15-20 years salary appreciation at a modest rate of 2-3% will give you an extra grand give or take while you get to look at all that property appreciation taking place as more $80K salaried workers like yourself who are told to "buy now" driving up prices from $600K to $700K to $800K, maybe even a million! 

I focus on Columbus, Ohio, which has seen significant growth, especially with tech giants like Intel, Meta, Amazon, and Google setting up operations, driving up property prices and job opportunities.

That lower expense amount helps drive NOI, which in turn makes the building worth more.

You can potentially find some through industry awards in sectors that interest you, and also just from driving around and looking at listing signs, look for ones that aren't a major name, ie, JLL, CRBE, CASTO etc.

Over an hour drive is too far. 

Those three drive the proforma.

Now that I'm not the one handling the day-to-day management, I drive a nicer vehicle.