I do every sort of RE deal except for get a single-family residential and get tenant for a 1 yr lease. This is akin to buying 1000 shares of IBM and getting rich from the 3 to 4% yield.
There are much more interesting RE deals through Apartment investing using OPM (syndication), land deals and parcelize it. If you know the Dallas market, not all parts of Dallas has had appreciation. There is several mispricings for both land and properties in certain pockets of our city. Same as there are mispricings with stock when there is panic selling. With stock, I have to buy whatever the market gives it to me at. With RE, I can negotiate and certain cases do more creative deals.
Anyways, we should connect up. Do you attend any of the local Option Traders meetups?