Rent apartments, sublet to travel nurses at 2–3× rent.
Lease apartments long-term (with written landlord permission for subletting), furnish them ($8–15k), and rent as 30+ day mid-term rentals to traveling nurses, insurance placements, and corporate housing. MTR rates run 2–3× long-term rent. No property ownership required. Scale to 5–20 units on other people's real estate.
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Buy, Rehab, Rent, Refi, Repeat — recycle capital infinitely.
Recession-resistant cash flow with fragmented mom-and-pop sellers.
Exit landlording without paying cap gains.
Buy a 2–4 unit with 3.5% down, tenants pay your mortgage.
Buy, Rehab, Rent, Refinance, Repeat — with 100% OPM.
Renovate while living in, sell tax-free every 2 years.
Zero capital, zero credit — flip contracts for $5–25k each.
Pre-2009 rental period doesn't reduce your §121 exclusion.