If you follow my different threads I post in, you will find that I really like small multi-family (duplexes) and I still think you can find value in that segment but probably not in a luxury or high amenity environment.  

If you have a large enough radius you can do absentee-owner and even sub-segment that to of out of state absentee owner.  

They can be tough to find so you can also look for a home with basement space or other space that can easily be segmented off, with a private entrance. 

Account Closed  has pointed out, it's a very low inventory segment of the market, especially if you rule out all the ones which are dramatically overpriced.

A very small segment of investors will legitimately benefit from such plans.

Have your properties segmented off into LLC's can help you be poor on paper and potentially help you keep more of your assets if you get sued and lose.It's a complicated and deep topic.

YOY appreciation has slowed dramatically in Hudson and Bergen Counties and in some segments prices have gone down.

Take your time to study areas that fit your market segment.

Something that I always find interesting is understanding which population segments are increasing.

Telehealth is a real threat to this segment of the market.