REIT ETFs (VNQ, SCHH). Buy shares like stocks. Real-estate exposure in any retirement account, no minimums, fully liquid. Best for: anyone starting out, or anyone who doesn't want a second job.
Crowdfunding (Fundrise, Arrived). $10–$100 minimums; access to private real estate without accreditation. Returns lock up for 3–7 years. Best for: small dollar amounts, want above-public-REIT returns, can live without the liquidity.
Turnkey rental. Buy an already-renovated, already-tenanted single-family rental, usually out of state. Property manager handles operations. Best for: $50K+ deployable, want ownership tax benefits but not operations.
Local single-family rental. Buy in a market you know, screen tenants yourself, manage repairs. Hardest work; best information edge; full tax benefits. Best for: handy, local, time-rich.
House hack. Buy a 2–4 unit property with low-down owner-occupied financing, live in one unit, rent the others. Subsidized housing + landlord experience. Best for: under 35, no kids yet, willing to share a building with tenants.
BRRRR (buy, rehab, rent, refinance, repeat). Buy a distressed property, fix it, rent it, refinance to pull cash out, do it again. High-skill, high-return, high-risk. Best for: construction-fluent investors with reserves.
Short-term rental (Airbnb). 1.5–3× the gross rent of long-term, but higher costs, higher vacancy, regulatory risk. Many cities banning or restricting. Best for: vacation markets with stable regulation, hospitality temperament.
Syndication LP (accredited). Invest passively alongside a sponsor on a $5M–$50M property. $25K–$100K typical minimum. Sponsor risk is everything — vet the sponsor like you'd vet a CEO. Best for: accredited investors who want institutional-quality deals without operating.