There are so many sectors within commercial real estate that you'll want to drill down a lot more.

The industrial sector, specifically warehouse has been on the rise for a number of year with cap rates starting to compress.

The sector’s investment appeal was characterized by its solid market performance, with low vacancy rates and high rental collection rates.

There are obviously several different sectors to commercial real estate. 

Changing sector - residential to commercial or multi family.  3. going from something with HOA to non-hoa.4. selling in a topped out market and buying in path of progress5 1031ing into something you might like to live in a couple years time. 

And it won't be easy, as some service sector jobs WILL comeback... many won't. 

Yes, we always recommend newbie investors to niche down and focus on one sector of real estate with less competition.

I would advise not focusing on the price point, and instead focus on which sector/product makes the most sense for your target area.

So if you think you need to keep that money close right now to sleep at night, do that.On the flip side though, nobody can time the market and although we've had quite the bull run Austin has a great profile-- strong in migration, low unemployment, and a booming tech sector.

@Steve Hartkopf and @Greg Scottin regards to the estate planning aspect of real estate.. expanding on Dave's mention of DSTs.  1031 exchanging your properties into Delaware Statutory Trusts real estate portfolios allow you to effectively retire from active management, diversify into professionally managed portfolios across asset class/sector/geographic, have limited/passive ownership, and collect tax advantage income that gets a step-up in cost basis at passing eliminating any capital gains tax.