What is the most under realized opportunity in real estate today?

[Amy Raye Rogers]

It seems like so many clients and friends I talk to want to get started in real estate investing.  With all the accessible information (including from platforms like BP) interest is higher than ever.

My question is simply this... where is the best opportunity?  Multi-family is red hot and cap rates are plummeting.  SFRs are pricey, given owner occupant demand.  Commercial can be sketchy as more businesses are able to operate remotely.  Eliminating the variable of local market conditions, what is the overall underappreciated opportunity in today's investing environment?