Direct communication with the builder has been the most effective method in my experience.

Then, at death, the property’s basis resets, effectively erasing the accumulated depreciation.

If you have the time to devote to it, direct to seller methods can be very effective, but will take ultra-patience and intensive work. 

I’ve seen many investor clients use 1031 exchanges effectively.. just be sure to get specialized tax advice.

@Hamidou Keita I would recommend if duplexes are limited if you can get a 4-5 bedroom house and either rent by room for house hack or splitting a big house into 2 and adding a kitchenette and separate entrance as a more cost effective ROI option 

To answer your question (that wasn’t actually aimed at me) my concerns are investing in an area that I’m completely new to and building an out of state team that will be effective. 

The free marketing is not effective in a competitive market neither is the marketing strategy.

Prices a few years ago were based on expectations of (in addition to interest rates staying low): - Then current operating cost assumptions (like insurance cost expectations being flat)- A seeming disregard for record levels of new inventory / supply hitting the market- Extremely high inbound migration expectations which are likely to not be met, due to both natural disasters and the boomerang effect when people from California or the Northeast move to the American South and hate every minute of the humidity, the large and relentless swarm of insects, and the occasional hurricane. 

Effectively good egg is simply a P.O. box that takes a Commission out of your hard earned/saved money, in return, for purportedly providing due diligence to vet the potential projects and sponsors, on your behalf.

Are there any cost-effective ways to handle this situation legally?