I live in Indianapolis and work exclusively with OOS investors so I'd be glad to connect and discuss this market whenever you like.

We have almost exclusively residential but have a few small retail rentals.

But tax wise just here to note if you buy a 4 unit as a primary when you go to sell (if you meet the requirements) only 1/4 of the gain could be excluded under the 121 primary home sale exclusion.

However, if you inherit it through her estate, you receive a stepped-up basis to its fair market value at that time, reducing tax liability upon sale.Gifting it now has no immediate tax consequences unless its value exceeds the $18,000 annual gift tax exclusion (2024).

This defers capital gains and depreciation recapture taxes on the sale of your fourplex.After converting it into your primary residence, you may qualify for the primary residence capital gains exclusion ($250K single/$500K married), but only for appreciation after the conversion; gains from the rental period remain taxable.

I exclusively invest out of state (buy and hold / fix n flip) because cashflow is extremely difficult to find in this area.

Certainly not the more expensive and exclusive neighborhoods.  

What off-market really means is that the seller refuses to sign an exclusive listing agreement with an agent but tells the agent if they bring them a buyer, they'll payout a commission.

Let's connect so I can get you on my exclusive investors list.

Any amount above the annual gift tax exclusion ($17,000 for 2023) counts against your lifetime exemption.