If you didn't pick a tool that quite obviously works because of a factor completely unrelated to the effectiveness of the product, my course can't help you, ..

This will effect your ability to obtain financing for quite a few years but may be worth considering.  

Also, your total returns go down without any leverage because you lose the multiplier effect of appreciation.Now, to answer your question.

Most alternative investments work just like pretty much all RE niches work when deployed effectively.   

This alone was most effective.

Net effect, typically, means distributions are not taxed in current year, but do lower your basis resulting in larger tax bill upon sale.Depreciation reflected in the net gain/loss from rental box on K-1.  

I have my eyes set on a plot of land near my home where there is high income and significant traffic in a rapidly growing area in Cedar Park, Texas (north of Austin). 

Most come out ahead over an extended period of time by buying better quality assets where they perhaps have to leave some capital in the property but find themselves able to sell for real gains or refinance out appreciated equity and scale more effectively that way. 

Yeah, when all of these eventually blow up and a bunch of consumers have their credit and finances wrecked and lose homes, my guess is that more regulation will come down to effectively ban Subto for residential mortgages

The Austin metro market is approaching that territory.Here are the full stats for Austin and the greater metro:On the rental front, a recent Redfin report placed Austin atop the list for the largest year-over-year decline in median rents among US metros:Appropriate rental pricing and high-quality marketing are vital to navigating the current leasing market effectively.