@Allan Smith We've seen SFH properties with a purchase price as low as $150,000 benefit from a cost segregation study.

If you want to make the opposite case, look at engineering degrees or point to the wage studies that show on average people with 4 year degrees make a lot more than those who have zero college.  

A free property is great... but if you find a deal good enough to BRRR (which can prove challenging) take that profit and invest it into a revenue generating activity.

As everybody has noticed the increase in materials and labor has skyrocketed which has thrown a wrench into condominium reserve studies. 

Study the market.

I would study the different real estate investing techniques that you could comfortably afford to get into and find the one that interests you the most and go for it.

There have been at least 3 studies that show this is true for virtually every large city in the US (you can internet search this).- buy and hold is currently tough in San Diego.  

You can't buy a property with a handful of cash (or transfer from a stranger's account) unless the lender can prove exactly where it came from.

Complete a cost seg study - combined with leverage it is feasible to deduct your entire equity contribution in year 1.Also follow me for more insights around cost segregation and real estate taxes!

Start studying comps and understand what is a good or bad deal and why.