As far as I'm aware I can rent an in-law suite very similar to a unit in a duplex, assuming there isn't a zoning restriction. 

You may not be able to access it easily, it is still your moneyTOTAL impact            203 a month This is with out considering the  additional 100 a month cash flow.

I was originally looking for value add opportunities but my loan program is pretty restrictive so I dove in but Im a bit skeptical.

It's been difficult to navigate restrictions and recent legislation.  

Whereas a well would provide access to an underground fresh water source.Many older rural homes would have a cistern for non-consumable water needs such as toilets, washing machine and outdoor faucets. 

Cama and other SDIRA custodians offer various videos  on their websites (you can often access without having an account there) that can give you some investment ideas that do not require a lot of money.Attend REI groups through Meetup. 

However, there are a lot of restrictions to doing this type of transaction. 

I do have access to the on-line auctions and some "left overs" appear to have a high interest. 

I recently acquired a 3.53 acre vacant lot located in a county industrial park with easy access to power, water, electricity, etc. 

my big concern was over the idea of out of state investing and not being readily accessible to the property