Investing 400k in real estate

[Taylor D'Ambrosio]

Hello,

I'd like to get your input on how you would invest 400 K. I am a 30 year old middle earner in finance and live in the Midwest. I do not work in real estate but understand the basics. I have 400 k that I would like to deploy for real estate and would like to start soon. My goal is to invest the 400k and have good positive cash flow a year at least 30k. By the time I'm 40, I'd like to be around 80 - 100k. I would like the investments to be mostly passive but hands on is fine too.

The asset category I am considering are single family/mulit long term buy and hold rental properties.

Should I split the funds and use down payments/mortgages or purchase cash and get HELOCS?

You all have much more experience than me, so I am hoping that you all will give me a sense for how you would handle things.

Thanks!