And there’s no catalytic economic drivers for those areas.Don’t do it unless you are doing it just for fun and pure speculation.  

So someone who is looking purely to maximize potential return (and has unlimited time) is unlikely to find this a good fit.Here are some good websites for seeing the variety of deals that are available for hands-off investing/passive.1) CrowdStreet.com2) 1031Crowdfunding.com3) Ark7.com4) Finresi.comGood luck!

Stop with the guru sites, the videos, all that nonsense is pure crap designed to drive the lazy into highly risky investments or investment schemes that will surely see you make a little or lose a lot. 

Should we pivot to focus on purely investment properties like turnkeys or multifamily instead?

This is where we will go back to your primary goal (Owning a cool property that you use sometimes vs. a pure investment property). 

For someone that is purely a passive investor looking to make as much money as possible, I agree that real estate is not the best place right now.  

Once you have grown to the point where you are beyond house hacking and are purchasing for pure investment, not a place to live, then you can really start using the LLC or other strategies.   

@Ryan Schwartz This is purely a state law issue. 

As a pitbull aficionado, he'll likely see this third eviction as proof of the pure, unfettered love he has for his beloved dogs.

As of 2024, it shows the sell price as pure income and all the expenses isn't enough to offset the tax.