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.

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! 

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

I was wondering how you navigated that in the states that follow the Safe act and require licensing.

Safe to assume $90-150k.Lower end is real number for 2-car garage to ADU in Sacramento Higher end is Bay Area with a few complexities 

It appears we're already on our way to seeing national rent controls which means LTR's may not even be a safe haven.

You want safe buy treasury bills.  

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. 

Given the complexity and potential tax-saving opportunities in real estate, it's wise to consider hiring a CPA with expertise in this field.Many clients who work with non-specialists find that their non-real estate preparers lack the specific knowledge to help them minimize taxes through strategies like depreciation, the de minimis safe harbor, partial asset dispositions, 1031 exchanges, navigating real estate professional status, the short-term rental loophole, and more.If you are looking to qualify as a real estate professional, use the short-term rental strategy, or complete a 1031 exchange, I would without a doubt recommend working with a real estate CPA.