Since your metric is modest cash flow with long-term appreciation, focus on neighborhoods with a history of steady growth and tenant stability.As a realtor, you already have the skills to analyze deals—so trust your instincts and take action!

She is also the property manager.There are a LOT of skills, experience, knowledge, and resources required to acquire and operate good investment properties.

I’m not skilled in repairs and live in a high-cost, tenant-friendly area, what would be the best way to invest my money?

Many people start out active because they want exposure to real estate and don't know that you can start out passive - you can effectively hire the asset manager and supply capital to the investment.You can have great success as an active or a passive investor - but it is important to understand the difference and to select whichever option matches your skills and resources the best.Good luck!

Is there a housing shortage or is there really a problem with the BARRIERS caused by productivity, land use, zoning and mandates that limits construction?  

.: Quote from @Jay Hinrichs: Quote from @Alleyne Warner:  your use of the English language and your writing skills do not portray a high level employee, more like a janitor or something.Haha, that’s an insult to janitors Jay.  

That being said, this is mainly doable for folks taking on cosmetic rehabs with great time management/construction management skills.

I appreciate your marketing skills at trying to shut down naysayers with half truths and I also appreciate you airing my private financial information on a public forum thankfully it is only partially correct.  

The severe housing shortage is increasing housing density from coast to coast.

We have a housing shortage with no end in sight.