There are exceptions, deployment, unexpected and non-voluntary PCS, etc....

In two years time, I will have $20k per year to deploy towards real estate (my two kids will be out of daycare and we will utilize those funds to purchase real estate)What would you do in my shoes with the immediate $85k funds and future $20k/year funds?  

There are tons of folks here who need flexible housing options as they deploy and return.

The challenge there is that accumulating enough properties to generate cash flow on par with a solid middle-class income (especially in a metropolitan area) requires deploying a substantial amount of capital to acquire the properties, and achieving attractive returns requires careful selection of the properties (to buy below market value), attractive financing, and likely some amount of rehab work along the way -- all of which require a degree of expertise to do successfully, as evidenced by BP itself.If someone is unwilling or uninterested in really digging in to understand REI, they could of course still own rental properties through a turnkey provider or a REIT, but in both cases are giving up some of the upside potential that rewards the patient and diligent.To be clear, I think REI is a great choice for building wealth and Real Estate in some form should absolutely be part of almost everyone's portfolio.

We are very bullish on value add MF but even then we are selective as to where we are deploying capital. 

I understand why, it's just frustrating that only the rich get to deploy their capital at 20%+ passive returns.  

I wouldn't recommend a cash out unless you have opportunities to deploy that cash at a higher rate than the new mortgage.

Only sign a one year lease with your tenants, this allows you to increase rent as well as cancel your contract with your current Mgmt co if you feel like you need a change but do not have a strong enough reason to cancel the contract mid lease.For the past 13 years I've managed 3 rental properties or paid someone to manage them when my new duty station was to demanding with deployments.  

Hello i have deployed a system called "google drive for dollars" I use google to target specific areas then use the street view and mark the properties that may need some tender love and care!

He has no fixed debt expenses that he's bought himself into, and can flexibly deploy his cash in the manner he sees fit.