Multi units are by far the best investment to grow quickly and generate the maximum cash flow.

Some of it depends on if you are just investing for income to live off of, or investing to just grow the money you are coming into.Parameters for someone living off rental income, with no W-2 job, will be much more conservative

@Jen WellsThe Interest on the HELOC would be deductible interest expense on your tax return.For an expense to be deductible - it needs to be ordinary and necessary.

Further gain will be taxed as ordinary income. 

I know the south east well and have seen people grow from just a conversation or help portfolio for 45+ sfrs.

You could look at cities and towns to see the budget is shrinking or growing, and crime on the rise or falling, rioting going on or not, business moving in or out, these are good indicators of whether things are healthy or soon to be in decay.

That's a play there, but land is so expensive now that unless you buy it years in advance, your upside potential is going to be limited.You might have some luck with manufactured park development as there's a growing need for that product, yet it's not sexy and so no one focuses on it.

I run most of the PMS/CRM with Google Sheets and a bit of SQL, and I'm still happy with Wheelhouse after some growing pains. 

Just joined last week, and looking to swap stories, network, and grow as real estate investor. 

If we were to do a high end flip or something out of the ordinary we would be inclined to higher a designer/arch.