YOu can look for non-performing notes, 2nds, be a lender, participate passively, etc.The landlord and rehabber are just the routes that most people take.

Inexpensive properties can also get your 401k in the game, possibly in conjunction with non-recourse financing.

The lender is offering 20% down loans for 2-4 unit non-owner occupied investment properties.

I've also got 5 kids I like to spend time with as much as I can, so I can't and don't work non-stop. 

If using a lender this is a non issue.

Hopefully I'm wrong, but I think any funds invested as a GP or an LP would have to be non-1031 funds. 

The neighbor is going to be selling house anyway. the reality is the your moms house is grandfathered in.. the only issue would be if it burnt down.. you would then have to rebuild based on the set backs as dictated in the zoning code.. so its really a non event for your mother.. 

@Felicia Hamiltoncommercial is a non-conventional loan. 

More states = more work.Sometimes syndicates may file a "composite return" for non-resident shareholders. 

I'm currently in contract on a property (2-4 unit) with a non-qm lender.Since this lender is not adhering to Fannie Mae guidelines, I am looking to close the property in an LLC.