What areas are you seeing as smart investments for buy and hold?

Too many people with too much money to spend is interfering with logic.A smart investor would set up a agreement with a manufactured home builder to build homes to their spec, develop a tiny home RV community with them and sell the homes at a 100% mark up to tiny home buyers.

Yes that seems like a smart strategy.

@Daniel Lemley I think it is smart to be in a good position financially before you start investing in real estate.  

Here is what I would like to see:a set of exterior pictures incl all 4 sides of the house, the front and back yard and the garagea picture of every roomseveral pics of kitchen and bathroomsfurnace, AC, water heater, electric breaker panel and electric service outsidebasement walls, cracks if any, water stains, any puddlesa close up shot of: a sample window (the frame, not the glass), flooring, siding, roof shingles -  if possibleanything else that needs attention or is broken (crumbeling chimney, a huge fallen tree, water stains on the ceiling etc)Better to take the pictures with an actual camera with a real flash, cell phone shots are usually not good enough, because they turn out too dark and don't show details.

Just be smart.

Thank you for posting and responding to this....it helped me so much as well:-) Such smart advice!

@Russell Brazil lol I was waiting for someone smart to say that.

I love that, that is a really smart and efficient way of running things!

If you could find a successful local mentor that specialize in your market and that is an expert in the REI specialty you desire that could save you mistakes and help you complete a few smart purchases (anyone can make stupid purchases) it could easily be worth $12K.My issue is that I suspect this phone mentor is not an expert in your market otherwise he likely would be able to meet you in person.