I have done and still do Facebook ads, Google ads, mailers, Zillow and NOTHING has produced a return!

First, for the types of deals you're doing, how much of a return could you comfortably give investors while producing a return for yourself?

I would also like to recommend the new solar tiles produced by Tesla.  

If capital growth is the goal, then #1 is the most likely to produce that IF done with discipline.  

The plan then receives all income produced from the property.You can act as a "fund manager", so to speak, and direct the affairs of the IRA, but you may not benefit personally or add value to the IRA via the provisions of goods or services like sweat equity.A mortgage for an IRA must be non-recourse, meaning no personal guarantee from you. 

I don't have four residential loan slots left.

Markets. (3)In this one hundred and seven page report, Austin landed in the number one spot for Overall Real Estate Prospects and number six in Homebuilding Prospects.Texas Economic OutlookTexas has been a powerhouse for the U.S. economy producing 9% of it’s GDP, 10% of manufactured goods, is the #1 producer of oil & natural gas, and Texas accounts for 20% of U.S. exports.Texas saw steady growth for 137 months until COVID-19 caused a decline in the economy.With weekly unemployment claims peaking at over 300,000 and a total 3.8 million jobless claims between March 15 to Nov 14, Texas was in unchartered territory.(2)The two most recent economic downturns in Texas — Hurricane Harvey 2017 and 2008 Great Recession — peaked at a fifth of that number with 60,000 claims.There are positive, rebound type numbers indicating a comeback — like Jobless claims declining to 6.9 percent in October, with a forecasted unemployment decline to 5.6 percent for 2020. (2)The most important indicator economist reference when identifying a true recovery is manufacturing output, which is just beginning to recover after steep declines in second quarter. (1)So Are We in a Recession?

A portfolio of 4 $100K SFH home that produce $250 in cash flow?

Hey @Matt Oberski, VA's are a very affordable solution to getting your time back and focusing on the income-producing tasks in your business.

Over the last 15 or so years I have slowly and cautiously build a small portfolio of income producing real estate.