I don't think the windfall is as big as you say, or why would you care about large downpayments on income-producing assets that would appreciate over time?

The City of Montgomery is the Capital of Alabama with a robust economic environment that has produced multiple awards of excellence at the Chamber of Commerce level.

The ability to turn single-family lots into duplexes or even split lots for separate units can significantly boost rental income and property value.

I'm going to turn your idea into swiss cheese here, so don't get offended - maybe it will let you consider other angles here.1.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

In 2019 my occupancy for the year was above ideal but i like money too much to turn away bookings.  

"Ceiling fell in" turned out to just be drywall of the kitchen ceiling.

Turn-key operators, etc. 

Both land investing and multifamily are great but what's best for you is more important.Land has no cashflow and is speculating imo too so personally it doesn't fit my investment thesis of buying property that produces cashflow.

I'll do that when I meet my investments are producing my final goal of $X.