I understand you don't need a lot of space, but you are paying someone else's mortgage.I would start with a fixer-upper investment, up to four units.

I know property managers in every state who use non-refundable application fees and it is the standard for every class of property and applicant.

I know you feel you are on top of it, and it sounds like a class A or B.

Look into asset classes with stronger cash flow, such as small multifamily properties, short-term rentals, or mobile home parks.

Also Joe what he never mentioned in any of his "class" is that .... nationwide CRE default rate has been increasing 400% in 2023 compare to 2022 for office asset class and 100% for multifamily, 2% loan default in 2022 and now 4.5-ish almost 5% ; the actual number of apartment that has operating DSCR<1 must be much much more larger.Here's the latest data on number of loan default as of today.

I would say maybe Class C if I could label it such. 

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The S8 program was never designed to put S8 tenants in Class A rentals!

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There are Class A industrial projects underway and the development of a large retailer.