I know there is all this talk about the Olympics coming but on a practical basis that has no effect on you unless you do STR, which you typically can't in a rent controlled property.3.

There is no rent control on land leases.  

Educate yourself on the differences between checkbook control and custodial control.   

Last month, my wife and I purchased a fantastic duplex in Madison, WI, for $400,000 using an FHA loan.

(Then you have zero vacancy, your business controls its rent increases, etc.)Rent out the garage to another small company. 

There’s nothing wrong with playing it safe, starting small, mastering your strategy, and then scaling up—especially when using other people’s money.That said, as others have mentioned, house hacking is a fantastic strategy.

Fantastic resource! 

Plus, it gives you more control over quality and timelines.

Still expensive though.And why would you want to invest in a city with rent control?

Quote from @Steven Stanimirovic: Hey Randy, that's fantastic to hear that you're interested in house flipping and repairs—it’s an exciting and potentially lucrative path in real estate!