Especially if it is a single investment because you need 100 investors to achieve a reit status and most single investments do not.unless you plan on getting to $50M+ in raise and be open ended fund, reit probably doesn't make sense as the cost to manage it (accounting etc) is astronomical 

For investors, that shift creates two very different opportunity zones:• In the “slow” markets:  motivated sellers, better terms, and creative deal potential. 

From the IRS Profit motive safe harborAn activity is generally presumed to be for profit if it has made a profit in at least three of the last five tax years.

Achievable?

Your advantage is that you are motivated and liquid.

As inventory expands in these higher-end pockets, pricing strategy matters more than ever.Opportunity Zones Inside KnoxvilleA few segments are particularly interesting right now:Properties listed too high by unrealistic sellersThese often take reductions and can be acquired under market value.Dated homes in great school zonesThese are still gold—families want them, but buyers aren’t rushing, giving investors breathing room.Move-up homes where sellers need a quick transitionAs the market slows, more sellers become motivated when their next purchase depends on their first sale.Buyers Are Back to Looking for Value — Not EmotionDuring the peak market, buyers jumped on anything.

IMO the primary difficulty is achieving a return just justifies owning residential RE.   

I’m not coming in with a huge amount of capital, but I bring time, motivation, and a strong willingness to learn.

Doing option #2 would mean that I would likely need to leave more capital in the house in order to achieve the same cash flow, even with rental income being $100-$200/higher per month. 

In a 2025 investor webinar, G2 stated they expected to achieve a 35% annualized return by Q3 2025 with daily production reaching 520 barrels per day.Unfortunately, as of October 2025, the fund is averaging only about 60 barrels of oil per day—far below projections.