The investors that I work with in your position prefer to look more to turn key to find these deals. 

It’s true that clients often prefer working with someone their own age or with more experience, so I’ll definitely keep that in mind as I move forward.

But hey there is risk in everything RE related .. the good news is we dont borrow any money and everything is cash in this niche and the buyers are the top 10 builders in the US that just stroke checks when you have a project they covet.

Done multifamily, SFR, STRs... and finally found the niche that I love the most and believe has the most potential for decades to come.

If there's anyone else from my neck of the woods, I'm wide open to learning how to navigate this niche.

Additional DetailsI’m willing to invest in out-of-state properties, though I prefer areas with good property management options.My primary focus is passive income, but I’m also interested in value-add opportunities.I want to ensure these investments provide strong tax benefits and diversify my portfolio.I’d love to hear from experienced investors:What would you do in my position?

Dundalk I would prefer compared to Essex as it's closer to the city. 

I'm looking for super low cost, or preferably free.

Invest with syndicators who have a narrow niche and proven track record.For example, if an operator has done 5 or 6 workforce housing value add deals in Dallas, and they are offering a similar deal now, that would be encouraging.if however, their current deal was a brand new luxury Class A building in Charlotte and this was their first acquisition in Charlotte and their first class A deal, as an LP I would pass.Find operators who do one thing and kill it in that space.Find operators who own or have gone full cycle with similar assets in the same market.For example, my firm, Spark Investment Group has a very narrow niche - sub 100 unit MF or BTR in Greenville SC.

Introducing accredited investors to a diversified stream of consistent monthly preferred returns backed by real estate and real estate backed assets (notes) in a completely transparent environment.