And as I explained earlier, your investment is protected by real property, so your risk is extremely low. 

I'll only add when talking to brokers have a "buy box" defined and research commercial deals to understand it as best you can before you have your first meeting or your broker contact will likely consider you to be a low-chance buyer and not take you seriously.

These range low 500s to the mid 600s.  

If there is a property manager, your success rate is going to be very low.   

Fees are really low too. 

I recently watched a video on social media that mentioned the way he was buying properties and yielding the benefit of the sellers low interest rate is having the seller put the property in a trust and then purchasing the trust.

And the GP got cash, and low reported gain.  

We want to plan in the most tax vantaged ways (which includes keeping future AGI as low as possible) and open to new-age and creative concepts.Respectfully ask to keep discussion to topic vs. selling one's self or services seeking new business.

You might want to check out the Detroit Land Bank Authority, which sells rundown properties at super low prices—as long as you commit to renovating them.

Focus on smaller single-family homes, condos with low HOA fees, or multi-family properties in these regions, and build a reliable local team of agents, property managers, and other professionals to ensure a smooth investing experience.