I have a close friend who successfully flipped a self-storage facility, making nearly a million on one project, solely through direct mail.

Buying a random property in OH or AL or KS solely on the basis that it has a lower purchase price than a property in CA just isn't going to get you very far. 

Depreciation is valuable to investors with taxable income, but in a Roth IRA, any income or gains are already shielded from taxes, so the benefit of depreciation deductions isn’t needed.As for shifting depreciation to another partner in a syndication, the IRS generally does not allow the reallocation of depreciation solely based on which partner can better utilize it.

Interest rates just happen to be an additional obstacle many face who are focused solely on cash flow. 

Make it clear in the agreement that the Manager has the sole authority to make decisions about repairs and maintence to the property.

I believe many in your shoes also struggle to differentiate between mortgage debt and unsecured debt such as  credit cards.

for a sole proprietorship, they assume it's nefarious.  

Most focus solely on due on sale clause as the deciding factor. 

BP does offer some basic info on markets, but I wouldn't solely use it to pick where to invest. 

So perhaps its that simple, one of the neighbors might want it if its priced well.This was probably not the advice you wanted but its the best advice I can give you and its exactly what I would do if I was in your shoes.