Think multi unit residential, commercial properties, or purchasing houses “subject to” existing mortgage.  

The price is much more expensive than Midwest, but the yield or cap rate, particularly commercial properties, are similar to Midwest.SFR may have a lower cap, in good area.

Which is better way to legally structure the properties for protecting assets against tenant lawsuits.

New to the community here My partner and I have are experienced residential investans and in 2024 we switched over to commercial.

You'll get a feel for the age of the neighborhoods, the vitality of the commercial buildings, the ease of location, the closeness to jobs.The markets you're describing are more linear, and usually have lower capital appreciation.

Soon I'll be purchasing my first ever investment property (Virginia) (MFH) and I honestly feel like I made a mistake.

@Tomoko HaleWith STRs its not just purchasing the property. 

The latest red flag is his belief he purchased a "fully renovated" property in Philadelphia for $115K.

Some areas allow commercially zoned properties to share one large septic system (think sandmound or gravel type system) or would they require an individual on-lot septic? 

Has your property been improved by getting the WH?