We finally gave a 30 day notice to that remaining tenant & after a new kitchen of used cabinets, a new $100 tub (she cracked the cheap original) we got an extra $275/month.

People on BP will tell you they never invest unless they get 1% or hundreds of dollars in positive cash flow and I will tell you those who invested in Central Austin the past 5 years have made way more money, in negative cash flow, than all those 1%ers. 

A true cost segregation study requires a qualified construction engineer or architect to perform a site survey, deconstruct the property on paper and reclassify every asset (there are hundreds often thousands of individual assets in a building, even a small rental) which would take 30-40 hours on a small rental and a few hundred hours on most multifamily or commercial properties. 

August comes around and I get a few hundred taken off but I don't check the statement as to why.

You could pick a fund that might diversify you into a couple hundred properties across the country.

On the side, for the past 12+ years, I've been a hammer-swinger for the two residences I own, doing literally everything except roofing (yep, everything, including plumbing, electrical, ductwork, flooring, demolition, framing, drywall, brick-laying, windows, cabinets...... etc).

Personally I don’t like dealing with ADU’s or in-laws unless I can make several hundred in equity off the bat.

I found BiggerPockets after going to a real estate investment seminar that I paid a couple hundred dollars for. 

It's actually well supported and the cabinets don't stay that narrow the whole length.

Me, it would cost several hundreds to fly out from LA, plus vacation time, plus car, plus hotel (I can't stay with my daughter, I'm allergic to that mutt of hers).