Yet I still have time to post on this board, study the markets and see where I want to invest because I buy time.

Read online studies and you'll find the two things we lose the most and thus need to work on:1) Muscle mass - requires resistance training, NOT just walking or aerobic exercise.2) Flexibility - you need a stretch routine you do often.

Study on different markets you may be comfortable investing in, visit the the market and build a team.

I followed the program, I studied the strategies and I put them to use.

Here's a case study that would be dismissed based on your criterion:-Asset: Mix Use 11 Unit Building-Contract Price: $1.73M-Existing Rent Roll $15,800*Currently 1 vacant commercial space market rent $5,500 & 9 apartments all leased below market value (60 day termination provisions for each residential lease). -$650,000 Renovation Budget-Stabilized Rent Roll $25,400-"As Complete and Stabilized Value": $3.45MThat's a recent MLS deal in a B+ Philadelphia location with a credit tenant that's been there for 20 years in the occupied commercial space.

If investing in Southern California proves to be challenging due to high costs, it may be worth considering other markets outside the state that offer lower entry barriers, high rental demand, and favorable regulations for investors.

If a Cost Segregation Study had not been performed on this $4.4M car wash facility located in Marble Falls, Texas, it would have had first year depreciation of approximately $293,200.

Excellent case studies. 

Nonetheless, traditional financing proved to be a reliable option.

The pitfalls of these kind of scenarios is generally proving to the IRS that the payment was for actual work done.