Existing deals will instead be saved by NOI growth driven by rent growth--if you have the staying power to hold on long enough.Supply:  High deliveries remain today mostly because of "hang over" from projects that are taking longer to complete than developers (and industry analysts) expected. 

I know that I will need a good realtor on my team that understands not just the market but the real estate investment industry itself.

I worked with an agent who was okay but I became an agent myself because I became so interested in the industry and want to help other people build wealth and become investors themselves.

I would recommend just reading up more on both industries and make a decision from there.

The is fear among the industry the EPA could come in and force you to shut the lagoon down.

Industrial?

The "single family rental industry"  lacked a good platform to buy / sell these properties. 

Also, there’s much to delve into on of those scenarios, like what type of cashflow or investment do you want, etc. residential, multi-res, small multi-res, commercial, industrial, etc.There seems to be fewer deals around these days and this typically benefits the more experienced and skilled investors but there are always multiple investors that get “tripped-up” in these markets due to them relying on recent “fortunate” market circumstances only to realize the markets cycle and they weren’t prepared or didn’t underwrite properly to account for unforeseen potential.There are more considerations, but this is a start.

A young population plus a growing industry makes for good long term investments, but unless you are really scaling the cashflow can be hit or miss. 

Especially in the real estate rental sector, I like to say "Be polite through hospitality, but be harsh on Business"