If not I recommend you start listening to those daily while you drive around and in your spare time. 

People are experiential in nature and most of the masses want to drive out and do activities with family and friends multiple times a week.

My tenants utilize an online payment app (Roof), I run credit and background checks online (SmartMove) and keep all of my records in a folder on Google Drive.

This stands in direct opposition to a capital intensive industry such as manufacturing where employee and owner skill may be less important than the company's fixed asset profile.While S179 is a valid strategy in the attempt to drive a taxpayer's taxable income below the 'threshold amount' so the SSTB receives the un-phased out Sec 199A deduction, a SSTB may not have the investments in fixed assets necessary to drive them below the threshold during the year unless they're already very close to the threshold.Some other ideas for taxpayers owning a SSTB to lower their taxable income:Roll taxable bonds into tax-exempt bonds.Life insurance & annuities.Real estate (it's BP after all).Oil and gas investments.Charitable gifts (including CRTs).Gifts to taxpayers with lower taxable income (powerful option is to gift a percentage of the business to a trust).If a SSTB is well above the threshold, a compelling case could be made that the business should be a C Corp in the current tax environment. 

Small-time HMLs may not require an appraisal but this could be because they will drive out and view the property themselves.

Cost segregation combined with bonus depreciation is huge.A lot easier to 1031 one 100 unit property than 100 individual houses.Apartment rehab often stays below the $2500 de minimis safe harbor per item (because apartment communities don't pay retail) - which means immediate deduction and no future depreciation recapture (i.e. an HVAC replacement may only cost $2400).Some apartment rehab above $2500 per item can be immediately deducted if it does not meet the 20% "unit of property" rules (i.e. replace one HVAC system in a ten unit building).

If residential I like more the suburban areas in GA within a 45 minute drive into Atlanta.The last down turn most of all that stuff close to intown Atlanta imploded for value and almost became worthless.

The drive from the IE to LA can get long, but in the end you will do whatever you need to reach your goals.

They include but are not limited to the following: Contaminated soilProximity to a hazardous waste siteOil and gas wells located on the propertyHeavy trafficAirport noise and hazardsOther sources of excessive noiseProximity to something that could explode, such as a high-pressure petroleum lineProximity to high-voltage power linesProximity to a radio or TV transmission towerProperty AccessThe property must provide safe and adequate access for pedestrians and vehicles, and the street must have an all-weather surface so that emergency vehicles can access the property under any weather conditions.Structural SoundnessAny defective structural conditions and any other conditions that could lead to future structural damage must be remedied before the property can be sold.

If you drive your Investment Vehicle by looking in the rear view mirror (looking at past data), you will crash your Vehicle.