., but I was wondering if anyone knows of some good areas to invest that are perhaps less obvious.I'm not asking just because I don't want to put in the effort.

 - if the workshop tenant does move on, the ADU option is still there and can likely leverage much of the workshop effort.  

Wholesaling carries less risk, but will require a lot of effort and funds to scale in most (but not all cases).In my opinion, house hacking is the best way to get started.

I love this country mate but it's starting to resemble communism...The most thankless job in all of real estate is property management.It's almost impossible enough to find a legit operator like yourself and then folks request lower fee's.Unbelievable...I don't think folks understand how much time and effort is needed to property manage "properly" and the 10% is peanuts.Sure, if you pay in peanuts you will get a monkey heheTry self managing and many will come back crying in a few months.Just my opinion after pounding the PM pavement for 10+ years now 

They will act as a broker to source you health insurance (and other types like general liability etc) or other stuff you may want.I think we pay them around $1,000 per year, which if you tried to do that think of the time and effort. 

@Mark Cotteri think investing OOS is only a good option if you're going to spend actual time and effort in your chosen market. 

Never put in extra effort or money in order to get a better outcome.

@George RedHowey test is the best way to determine if it is a security and thus either need to file with security or do an exemption like a 506cIt’s basically 4 parts:An investment of moneyIn a common enterpriseWith the expectation of profitTo be derived from the efforts of othershttps://www.investopedia.com/terms/h/howey-test.aspSo in a jv is one person finds the asset and one renovated it or both are acting in some capacity and making decisions - then you could consider a jv, but if one is a money partner and that’s it then the profit is due to the efforts of others Not an attorney

As a busy professional myself that travel 30%, I have found ways to automate it all and in an effort to attract professionals like myself to rent from me, I only buy in unique areas.

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.