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.

Real Estate agents are perfect example.. a start agent is not a top producer in 2 months..

Gotta outsource that and focus on the income producing tasks of finding more investment properties!

Maybe a couple of employees who produce in the field. 

On a ten-year hold, 80% of outcomes produce positive appreciation, and the worst outcome on a 10-year hold is -0.8% annual appreciation.Moreover, the Olympics are coming to LA in 2028!

Have you considered actually selling the property outright and not only taking advantage of the tax benefits of no capital gains tax (if you lived in it for 2 years) and look at putting that $100k of equity into some actual investment properties that will produce way more cash flow?