Just keep in mind though, that real estate is not a get rich quick option.

Lease Options, Wholesale, Fix/Flip, SFR rentals, 4 plex rentals, syndications, etc. 

I think all the options you mentioned are valid - best practice in my opinion would be to target just 1 and really focus on it being consistent and focused. 

Seeking legal counsel is essential to assess your options, including renegotiation, seeking damages, or possibly voiding the contract if illegalities are found. 

You do have the option to hire the consultant yourself, but there's some coordination responsibility that can get mucky if the SEOR is not contracted through the architect.

@Jonathan Garcia, before COVID my market was ripe with properties exactly as you are describing and the lending options were limited because of the minimum loan amounts many lenders had.

I am not in a hurry.These are the options on the table right now:1) Buy a duplex or four-flex - would probably be out of state, and need to get a property manager2) DST investments3) Syndication investmentsFriends who already have investments are advising #1 may not be worth the trouble since I'm not looking to invest a lot of time managing.

Looking for deals out of state may not be a bad idea, although I would not recommend it for a new investor unless you have good knowledge and have had time to study the market you want to invest in.Another option is to tweak your strategy a bit, and instead of looking just at the cash flow, you look more at appreciation, which brings me to your comment about having missed the boat.

Especially when it comes to creative finance strategies, doing SubTos, Lease Options, Wraps, Foreclosures, Wholesaling, etc.

Consider the simpler option of the standard mileage deduction—a fixed rate per mile for business purposes, regardless of the car's value.