I am looking to diversify and start with by buying a small apartment building in the upstate NY area (a few hours drive for me). 

Back when I started, I saw STR investors succeed by buying any home, furnishing it with hand-me-downs and posting photos shot with a cell phone.

I think it's the best way for people to be buying in this newly flat market.

I am in a position where my rent will be increased significantly soon, and I was making plans to buy a home in the next 2-3 years already.  

You do this by creating a LLC, that should be your first step before even trying to wholesale, or even buy a investment property.

Conservative LTV first trust deeds are currently paying over 9%  and generate good cash flow when buying doesn’t make sense.

Hello, I am considering buying a few apartment complexes out of state and exchanging.

Investment Info:Townhouse buy & hold investment in Wesley Chapel.

I'd find or list the land and get a partnership. you could not even have to self fund the construction. if someone buys the land it establishes the value. a lot won't give you much value for land unless you split it out on the original transaction.

There are still some good opportunities if you are willing to buy an ugly duck and do cosmetic work to get it up to market rental rates.