This then would allow you to look at a property 1500sf 3/2 with the same rehab as a property in the same condition that you got a bid for 1-4 weeks ago..

I was wondering what your experience has been, good or bad with buying rental property in close proximity to the firehouse/station?

For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

Is the property & tenants mostly easy to manage or is it taking up a lot of your time?

Contact my friends at HomeHop Property Management. www.homehoppm.comTalk to Dan, they have a in house designer, who you can hire. 

You know a similar thing happened in Kansas City (more specifically Jackson County, MO) regarding property taxes in 2023.

Mike states not to fall in love with an investment property.  

@Angela Simon, If it wasn't your son there is a small chance that your accountant would let you purchase the 50% of the property you don't own. 

Quote from @Chantel Holsather: I am always an advocate if you can fix up a property to make it more marketable, that is really the way to go.

Since you have more time than capital right now, consider side hustles like Airbnb co-hosting, property management for other investors, or even leveraging your nursing background to consult for mid-term rental owners.