Otherwise, you've got nothing to lose it seems, you can easily fall on your income producing assets, PT job, and searching for more investments. 

In a month the property will be producing positive cash flow and in three months the property will be producing $3000 a month cash flow. 

I’m in the same boat.  16 years producing some of the largest concerts on the planet and managing clubs and theaters across the country.  

I am on the market to purchase a duplex (preferably) or a house and convert the garage to an ADU if possible and live in the ADU while rent out the main house to produce cash flow.

What if you have 1 tenant that just produces a lot of trash, this opens up complaints from other tenants when they start to overflow into other cans or leave bags by the can to get shredded by raccoons. 

Using this barrier island house as a short term rental rather than a long term rental, which produces more cash flow; once the furnishings are accounted for, my ROI is higher than my long term rentals.

Patent the process and the ingredients and have an NDA with manufacturer and they will produce it for you without large real estate investment, at least to get started. 

What properties produce the highest cost seg returns ?

The area I’m in is scarce in apartment complexes and self storage so I’m wondering what are some good asset classes that produce decent ROI , IRR , have good cost seg returns , and can manage to invest out of city or state ?

Now the other three units I don’t have a lease, don’t know when they expire etc.I have asked the realtor and the lawyer and neither have been able to produce for me.