In your case looking to larger assets where you can effeciently cost segregate to gather bonus depreciation would be a smart move.Appreciation - Where in the country is the asset class you like growing or going to be growingAmortization of the loan - What sector or even region if you look locally for funding, is going to offer the most favorable lending so that less goes to interest expense and more to pay down of principle.Have fun with a spread sheet comparing these 4 returns from your investment with the type and location of assets you find attractive. 

I currently have 3 rentals and my offer on a 4th was excepted yesterday 11-19-2024.

@Richard Nguyen A self-directed IRA (SDIRA) offers flexibility to invest in real estate and alternative assets, with tax-deferred or tax-free growth.

Now they write the offer and send it online.

TxDot has made an offer on a portion of the land for upgrades. 

I’ve approached a local bank in Upstate New York offering a 30-year loan with a 10% down payment.

When you put in an offer you are not asking for the seller to provide you an X% rate of return.

Multi-families offer more cash flow potential than single-family homes and are often easier to manage than a BRRR, giving you the chance to grow without the same level of involvement.Given your busy schedule and family responsibilities, a single-family or small multi-family might be a good start, letting you get familiar with property management while earning stable cash flow.

I received an unsolicited offer -- several tens of thousands of dollars - to grant a perpetual billboard easement on some of my commercial land.

What terms are they offering?