Sometimes fresh eyes catch things you've missed.

This involved renting a property out as a short-term rental and also meeting the "material participation" test for that specific property.

@Javier Rosales it seems like you can potential build a duplex, but you'd have to go through the CUP process which can take a few months, maybe a year, and involve a hearing where anyone can fight the project, but doesn't mean that they will. 

This could offset W2 income, especially if your AGI is around $100K and you’re actively involved in the property.That said, there are still scenarios where doing the cost seg study now could make sense—especially if your current AGI and losses allow you to benefit from the deduction and you really need the cash flow this year.

The real draw is the tax side — depreciation and losses that, in the right setup, can help reduce taxes from other income.With long-term rentals, that usually means qualifying as a real estate professional and actually being involved day to day activities.

I'd also recommend getting involved in your local market by going to networking events and connecting with local investors. 

But I am involved more in multifamily and hotel resort investing now.  

I’d suggest keeping an eye on neighborhoods near Purdue as well as areas with easy access to major employers as they both tend to attract stable tenants.

A premises liability claim or any action involving a plaintiff’s attorney targets the same.

First hand of putting your eyes on something is the best teacher.