One thing to be mindful of is the cash flow of the property as you get into higher LTVs.

BTW you said you have a 9-5 so keep in mind you cannot double dip on the employee 401k contribution.

My personally favorite spot so far is Ko Olina but I'm open minded.

Age doesn’t limit you a small mind and lack of creativity does.

Would you mind pointing me in the right direction?

I'm open to properties were cap rate is around 10%+ and Return on Cash is 10%-20%. 

I wanted to expand my network of like minded people.  

The window for application won't open until what's now a draft proposal becomes law.

There are opportunities out there but some strategies are risky. 1 - Airbnb (STR) comes to mind - very competitive, very saturated and becoming highly regulated.2 - Most STRs are transitioning to MTR so that market will be saturated soon if it isn't already.3 - Insurance crisis in florida is getting bad so those costs will eat up cashflow and short term appreciation.

You can open a Self-Directed IRA and use the IRA funds to buy a house using a Non-recourse loan.