I won't go with the riskiest opportunistic strategies, and will stick to core and core plus mostly with some value-added.

All you have to do is make a compelling point for them, and having a broken property that they don't want to fix can be a reasonable one.Anyway, allow me to give you a couple of points to think about.Downtown LA has been suffering because of the working-from-home shift and the effects of the homeless.

There is an area I like to call the fringe, which is immediately parallel to the urban core.

The problem with most wholesalers is they don't make a compelling case for why their wholesale deal will make the ARV they claim.  

This would viewed as a core asset.

If you're set on investing out of state, I'd recommend reading this article by David Greene for starters: https://www.biggerpockets.com/blog/core-four-real-estate-tea...If possible, it's a good idea to visit the market you plan to invest in to familiarize yourself with the area and it's also a good way to network.

Network with investor-friendly real estate agents is a great start to building your core team.

Exactly as with Forest Brook the new residents of Harrell Hills are keeping the "existing core" of the 1950's and 60's house and doing renovations which cost more than they paid for the home.  

However, I think even these returns will get eaten up as more investors jump in and good operators demand more upside for themselves. something like MLG is conservative core based syndication.For me conservative syndication just means they have integrated business including integrated property management and integrated in-house repair department.i am running away from 3 4 guys running syndication that hire outside PM and repair maintenance guy. 

Raising equity, learning to become a property manager and fund manager simultaneously, and balancing the risk between asset allocation, core returns, and density of portfolio.