If I don't feel like doing real estate on a specific day I typically don't have to.

BUT also have specifics about the threshold of what "mold" means.

I would suggest picking a specific area and studying it.

Alternatively, you could buy a property with other people (you know or don't) under a fractional ownership structure or you and fellow investors could set up a partnership, which would buy and hold the property.If you don't want to get involved, you can be a passive investor and invest in the deals of active investors.

Many Greenville buyers buy in specific areas because of schools.

2nd recommendation for Hot Springs, many of our friends went with cheaper alternatives & they have since had them removed.

Other alternative I have is continue renting and manage as a long distance landlord given I am on a low mortgage rate of 2.5%.

I'm specifically wondering about the bolded items above that mention having to be involved in 5 of the past 10 years.

I will second Sean's comment and say Nate Meeker has a lot of experience focused on real estate specific accounting in California.

Specifically NOT talking about self-directed IRA's and the complexities that come with those.