Triple NET leases and super safe investments. 

Or look for value add.do things other ppl don't want to do.multi/commercial is much more involved especially if TLC or deferred maintenance needs to be addressed yesterday/today.but if you put positive energy, it will cash flow. and having multiple units under one roof for me is better than one turn key SFR.commercial takes longer but its worth it with good tenants with 5-15 yr triple net leases ;)this is my 2 cents.

One house we got had TRIPLE paned replacement windows, I think they paid around $800 or so per window. 

@David Crumley...why not just buy a commercial asset with 30% leverage, 10-15 year note, 7-10% cap.  10-15 years from now you would have tripled your investment assuming zero inflation and you can focus on other ventures.  10-15 years later leverage against the property or 1031 exchange into a larger asset.  

I got into this business because I found that I could have a triple win impact (my investors and I make money, the customer/tenant get a clean/quality home for their family and good service, and we improve housing which benefits the community) and I would encourage you to do so as well.Also....Whatever your investment strategy is WILL have an impact on your lifestyle (whether you get sleep, whether you have to worry about your tenants getting shot, etc. etc.). 

If I still had it for sure would be triple by now

@Kurt Mace,  you don’t need to be accredited to purchase a triple net lease investment.

What I would like to do is offer him a triple net lease that would allow me to manage the property (or pay a property manager), rent it out and increase his income along with mine.

As a passive investor people with retirement accounts have been getting 10% for years on commercial triple net lease properties.Find RE investors who think " outside the box" to get the best options to accomplish your passive income goals.

We too have triple digit heat with really high humidity so I am worried about my A/C.