You can talk about the benefits of investing passively in real estate and direct people to whatever action you want for them to raise their hand.

New windows offer very little energy saving benefit in my experience .

An IRA or 401(k) is best suited for passive income, which includes interest, dividends, royalties, rent from real property and the future sale of such a passively held asset.The other side of the equation is ensuring that as you conduct such a transaction, you are not personally benefiting in any way (such as a commission on the transaction) or adding value to the IRA/401(k) through the provision of goods or services. 

@John Warren Yeah I work in San Antonio, I am currently working on my first flip so I won't be needing a portfolio lender anytime soon lol, but I am an agent and I work with investors that would benefit from looking into that option, so I'm just trying to get a handle on what that process looks like.

You get to take the deferred tax and reinvest for your own benefit. 

It will familiarize you with the basic terminology and benefits.

@Aariff Kadar and @Jeremiah Pangan there are great opportunities to invest in Los Angeles and for those who have to live here it's well worth it to live in a multi unit property.While it is not very likely to cash flow you will still many benefits such as; debt pay down, paying less than what you pay in rent and appreciation.If you are wanting cash flow then I recommend investing out of state but if you are going to live here and want to buy here it will be for appreciation.Let me know if I can assist with anything.

I could give you a list of benefits besides energy offset just as you give a list of negatives. 

There are several colleges in the city and an additional benefit to you is that Richmond has a decent-sized airport if you felt the need to fly in. 

@Kal Airey Hi Kal - I would actually think about placing the property into a land trust vs straight into an LLC, this actually avoids the due on sale clause as well as additional benefits.