Quote from @Carlos Ptriawan: also since most of the advice in BP is coming from sell side, the return we got is the normal return hence why I am no longer interested.I am interested to gain abnormal return.my exerience- making 80k-100k per flip from 500k home is possible, only in CA- Out of state could be a good appreciation vehicle too- the wealth builder is created when we invest in expensive state only (CA/HI) with at least two properties- invest locally is thousand time better than investing outside because of the potential it creates- househacking and ADU is finance freedom LOLBut i develop a strong very atypical thesis also:- there' nothing passive about real estate investment- investing in syndication is more active than direct ownership- the risk of the unknown of unknown is the biggest issue in any real estate- at the end of the day, the probability of we as landlord is hitting problem with tenant/city is like 100% so be prepared- the difference between different type of real estate investment is the unknown factor and that's always the least discussed- strategy is always different depending on macro climate, if mney is cheap leveraging equity is the best, if money is expensive then buying debt is good option- don't chase best return but chase the most understood risk and capital preservation as a goal- not all RE investment has equal return/risk , syndication in multifamily for example is outsourcing all risk to investor while gp makes the most money lol- direct investment is always always better than indirect investment, except in certain asset class and extremely good sponsor that could find a noticeable return/risk reward.- donot follow the crowd, when everybody else is buying then it's good time to sell, vice versa LOL- if the math doesn't pencil, GTFO lol I do not agree with everything in this post but agree with a lot of it so I thought I would add my view.

With careful planning, attention to detail, and skilled craftsmanship, our goal is to enhance the property's value while preserving its unique character and charm.

@Andrew TaylorYes, BP is a great resource and you kind of nailed it.

For example, if you have a 4-plex with all 1/1s or 2/1s, then maybe you can nail their price range and be booked consistently.SFH/Duplex as MTRThis is actually what I'm doing right now.

You hit the nail on the head.You're right, all the benefits make it so appealing.I think it will continue to be popular in the investing community unless something drastically changes. 

You'll need to crunch some more numbers to get that nailed down.So, the question comes down to do you go out of state for better cash flow or tenant law. 

(My grandfather built his first house with his own hands; my dad, as a kid, straightening the bent nails that my grandfather mis-struck so we wouldn't lose money.)

At this stage of my life (71) years old and more concerned with estate planning than career advancement, my top priority is asset preservation on an INFLATION ADJUSTED basis.

The 2nd image shows a pump that is actually a grinder and with the correct pump you can grind nuts, bolts and nails. 

The unicorn years are in the past.REI is back to what it used to be historically: a long-term equity play to preserve and grow wealth.