Attend some local real estate meet ups and make some good friends, you may not be able to participate in deals but you'll have your toes in the water.

The tax code defines a real property trade or business activity as “any real property development, redevelopment, construction, reconstruction, acquisition, conversion, rental, operation, management, leasing, or brokerage trade or business.”2. 750 Hour TestYou must spend more than 750 hours participating in real estate business activities during the tax year.

@River Sava I have looked at Somerville and really like the opportunity there but it's more expensive than I think the other people investing with me would be willing to participate in for a 1st flip.

While it is easier to defend the use of a JV structure with just a couple people, they would need to be active participants. 

If on the other hand, case 2, you have some strict rules regarding how you can or cann't participate in the management of the property.

I felt all 3 were good values but the participation was not great.  

Technological advancements are reshaping the real estate industry for investors in various ways:Data Analytics: Advanced tools offer insights into market trends and investment opportunities, aiding informed decision-making and risk assessment.Virtual Reality (VR) and Augmented Reality (AR): Remote property exploration with virtual tours saves time and resources, attracting potential buyers or tenants and expediting transactions.Blockchain: Secure transactions via smart contracts reduce intermediaries, costs, and fraud risks in property dealings.Online Platforms and Marketplaces: Digital platforms broaden access to properties, investment options, and real-time market data, enhancing efficiency and transparency.Artificial Intelligence (AI): AI algorithms predict market trends, identify investment opportunities, and personalize recommendations based on investor preferences.Internet of Things (IoT): IoT devices provide real-time data on property performance, enabling cost reduction, efficiency improvements, and better tenant satisfaction.Crowdfunding Platforms: Real estate crowdfunding democratizes investment access, allowing smaller investors to participate in projects previously out of reach.In summary, embracing these innovations enhances efficiency, transparency, and accessibility in real estate investment, enabling investors to capitalize on emerging opportunities and stay competitive in the market.Thanks!

Here's where to look for them:Real Estate Investment Groups and Forums: Participate in social media and online forums devoted to investing in real estate in Houston and its surrounding areas.

Unless you are a licensed real estate agent or broker, it is not legal for you to participate in any real estate commission. 

Notify your tenants, ensure they are willing to participate in showings, and put the property on the market.P.S.