Quote from @Zachary Engen: You'll want to chat with Anthony Wong (AJ) with fathom realty.

If you're thinking about auctions in other areas like Phoenix, San Diego or Austin, I've built a strong network over the years and could introduce you to some folks who've been down that road.Pat and JasperTurning investment visions into REALITY in Phoenix, AZ - Ranked #1 for residential real estate growth and opportunity by PwC

If you're accredited start researching potential syndicated deals- Some you can get in for as little as $50K; muitifamily, storage facilities, Residential Assisted Living..... 

For other depreciation: When placing a property in service late in the year, depreciation is prorated based on the mid-month convention for residential rentals.

This syndication is for the site construction of a 400+ residential subdivision consisting of TH's and S.F. units.

If you're open to exploring international opportunities, I have an exciting real estate project in Dar Bouazza, near Casablanca—an emerging hotspot for residential and vacation properties.

You are likely to appreciate, but you never know what will happen with the area as a short-term location so your hedge is on cash flow and maybe slower appreciation than regular single-family residential homes.

I think the first thing to do is explore commerical real estate vs residential.

Anyone anyone buying these is a commercially minded buyer and has a clear requirement for cashflow.Sidenote, while banks and realtors consider residential 1-4 units, the county only sees residential as 1-3 units.

At various times during the past 25 years he “specialized” in oil and gas drilling, franchise sales, surgical center investments, office centers, start up incubators, vitamins, mobile washing equipment, cemetery syndications, residential mortgage brokerage, commercial mortgage brokerage, insurance as an investment, long term care insurance, and property development in Mexico.