I would do apartment complex and just take a few units if its a high rise and turn the top floors into my house then rent the rest out since they value those types of buildings based on NOI and all you need to do is renovate a bit and raise the rents and the building instantly becomes worth a few million more. Invested in a ton of deals that did this strategy and averaged like 30% a year on the 20 or so I've done or invested in as a lp. If i actually do the deal as the GP id make a lot more since they put down like 10% and get 20% as a promote plus a 1-3% mgmt fee.