Same women different dress...Perhaps try to find local investors group to join.

In many markets, I think we are are the top of the market and it gets riskier assuming that prices will simply keep going up to cover all those fancy things you want to put into a house you will never live in.

I don't work in the rental rehab space, only flips.Personally I like to do accent walls, wainscoting, crown/trim work, accent tile, functioning kitchen spaces, wine racks, wine fridges, etc...For a rental I would probably avoid all of this and go with basic, clean and sturdy over fancy and nice looking. 

I dress professional all the time.

If this is going to be your primary residence, then forget all of the fancy LLCs, Self Directed accounts, etc.First - you cannot personally use an asset owned by your self directed IRA. 

By contrast, if you're Joe the Contractor do you need all that fancy stuff, or just a place to park your Bobcat so it doesn't "wander off" between jobs? 

Self-storage is the other real estate that has caught my fancy.  

I had fancy UC Berkeley online library access, so I did what anyone in that position would do and read all the peer reviewed academic literature on bed bugs written by people with Ph.D after their name (including pre-modern remedies that worked & still work), and over the course of a few months eliminated the infestation myself - chemical free.

Never, ever. ever dress better or drive better than your tenants anywhere they or their friends might see you.

I’m looking to buy a duplex, nothing fancy.