They don't take long to produce.

Should the property and area attract decent tenants?

The trustee would be me.If I place an LP fund which holds an LLC real estate syndication into the trust, and the LLC fund produces income in the form of distributions and capital appreciation/gains, could the 'trust instrument' be used to direct all incoming proceeds to be invested into a bank which then places funds into a 529 plan?

Real Estate is an affordable small business with a predictable cashflow and attracted millions of investors.The Biden's tax rate amendments on Capital Gain rate hikes and like kind exchanges not only hit the wealthy, but it also impacts millions of Professionals around the real estate services and significantly dents the volume and economic returns in reality.Appears they forgot the morality learned from the farmer and golden eggs story, not to pull off all the eggs at once, with capital punishment.

A higher due diligence fee can make your offer more attractive, but obviously this is risky and also takes away some of your power during inspection for negotiation (the seller knows you have more to lose and may be less willing to negotiate).   

The $10-15,000 in equity is attractive, it has a renter, and I know it will be turn key.

That niche ending up producing this opportunity here.The niche...

The 'new' debt service coverage ratio (DSCR) driven products are more attractive, though, IMHO. 30-yr fixed rate, 30-yr term, rates in the 4s (right there / better than banks) and no debt to income ratio BS.

The only old phase 1 reports that tend to be electronically available are those produced for government or public agencies.

@Bob Lett lake/water front ideally and close to some sort of attractions. 3br 2ba or something with value add play.I started researching municipalities but that task got a bit daunting.