You purchase 20 year treasury bond that was issued last year when rates were 10% and has a 10% interest coupon.  

Check with them if they're using operating partner and/or integrated partner, sometimes stupid issue like property manager can destroy potential investment as well.If you can read company balance sheet or 10K/10Q report, then you may dig dive easily into reading T12.Every Joe during good year can deliver 12% IRR ; but I told you, if you buy duplex on the same year with them, due to long term financing and hgher appreciation of residential asset, you could make 20% IRR above.If you really want syndication, find syndication in industrial space with good sponsor, the volatility in this space is much lower than MF and usually the sponsor is very experienced as well. you can start educating yourself from Aleksey LP education that I shared before, there're few sections there that maybe coming from my idea as well.

Also, the population decrease is a huge issue that has no solution.All Japanese real estate investors I know invest out of their country.

Since you self-manage, you would be on the hook for liability issues, so anything you own is at risk - and you own the single member LLC so that becomes at risk. 

I personally do not like seeing this and find it to be a red herring for, "There is a issue, we know about it, but it's on you to figure it out".

@Jin Mook Choi We challenge anyone here in this post to supply as much info about the Cleveland or Columbus market as we post about Detroit below:$2.5B New Center by Henry Ford Health, Pistons owner and Michigan State Universityhttps://www.clickondetroit.com/news/local/2023/02/08/incredible-investment-in-our-city-25b-detroit-neighborhood-redevelopment-to-begin-in-2024/$1.5B Investment, 12,000 temp jobs, 6,000 New Jobs: District Detroit Developmenthttps://www.detroitnews.com/story/business/2022/11/15/district-detroit-1-5b-development-to-include-housing-retail-hotels/69649853007/$1.4B Total as Hotel Added to Hudson Sitehttps://www.detroitnews.com/story/business/2023/11/02/hudsons-site-hotel-plans-move-ahead-as-city-issues-permit/71426631007/$439M Gilbert Foundation investment in Detroithttps://www.henryfordmsu.org/news/september-2023/gilbert-family-foundation-announces-nick-gilbert-neurofibromatosis-research-institute$400M Investment, 517 New Jobs: Norway’s Nel Hydronhttps://businessfacilities.com/nel-hydrogen-will-build-400m-gigafactory-in-southeast-michigan#:~:text=In%20Southeast%20Michigan-,Nel%20Hydrogen%20Will%20Build%20%24400M%20Gigafactory%20In%20Southeast%20Michigan,green%20hydrogen%20using%20electrolyzer%20technology.$300M Huntington Place Renovations & New Detroit Hotel https://www.crainsdetroit.com/real-estate/huntington-place-renovations-new-hotel-deal-reached$200M Chase Investment in Detroithttps://www.axios.com/2023/09/28/detroit-rebound-jp-morgan-investment$44M Investment, 237 New Jobs: Bollinger Motorshttps://michauto.org/bollinger-motors-plans-44m-metro-detroit-investment/$21.5M Investment for Detroit west side Dexter Neighborhoodhttps://www.clickondetroit.com/news/local/2023/11/01/neighborhood-on-detroits-west-side-receives-more-than-215m-in-investments/$20.6M Investment, 186 New Jobs: BorgWarnerhttps://www.crainsdetroit.com/auto-suppliers/borgwarner-invest-206-million-create-186-jobs$11M, 200 New Jobs: Volkswagen Scout Brand Investment in Detroithttps://www.teslarati.com/volkswagen-scout-11-million-detroit-investment/New Detroit Developments to Be Excited Abouthttps://www.metrotimes.com/detroit/15-new-detroit-developments-to-be-excited-about-photos/Slideshow/32734721/327353923International Companies Choose Detroithttps://www.detroitregionalpartnership.com/international-investment-comes-to-detroit-region/6 New Residential Developments in Detroithttps://detroitisit.com/6-new-residential-developments-in-detroit-to-know-about/PM us if you want to know more:)

As Chris points out, private money is your only option. you cannot get conventional financing because you can't get anyone to issue a title policy on an active foreclosure.

You’d have to look all the way to Nevada to have no state income tax, lower property taxes and insurance, no weather related issues and a young property base.

This could make you run into issues for getting conventional financing and HELOCs.

I have a good full time w2 job so coming up with a down payment is not an issue.