Investors that think owning a income property out of state is a arm chair investment usually will go bankrupt if they leave their property in the hands of the wrong PM company.Investing is always high risk, higher when the investor does not understand how much involvement is required to make it work.

My markets are not mentioned directly (pg. 5) as I do not invest in large cities but the general tone lines up with my experience in my areas and their closest listed metros- slowing to negative rent growth, lots of new inventory coming online that may be difficult to fill (and giddy inexperienced investors that don't appear to realize that the music may stop soon and they could be the one without a chair).  

It is not a arm chair investment.

There’s a loft on the second floor and we’re deciding between converting it to a 4th bedroom, or turning it into an entertainment room with pool table, projector, movie chairs, etc.

Assume most things needs to be permanently mounted to avoid theft.Table / chairs / bbq / sun sail / other? 

& 2.5 ba with 2 car attached garage, open floor plan with cathedral ceiling the living room, master with bath, office space. it will have 2 queens, day bed w/ trundle, sleeper sofa, and bean bag mattress that is size a full or big chair.

@Christian Jimenez I would do a monitor or two, a desk, office chair, and that's it mainly!

Hi Ben,A brewery huh...You probably have something else in mind. but when you say Fort Collins BreweryI envision a Brewery/public bar with the bar having 12 foot high ceiling to floor windows on one side (on the side of a mountain) with a long expansive unobstructed view of the lower lands below.With a 40 foot deep deck on piles with chairs and tables outside in front of the large windows.And inside chairs and tables plus 6 premium raised up horseshoe booths that go for $20 extra just to sit there and enjoy the view--and buy alcohol and food.The bar serves high quality skin on hot dogs, fries cooked in beef tallow, pizza with  ton of cheese on it, high quality fried cheese sticks, and hot wings.The interior color scheme is dark brown wood and burgundy Naugahyde with nail trim.With some salt blocks put out to attract Elk to the area.There is a large steel building on the property with it's own parking lot for rental for wedding receptions, which includes a bar (due to the liquor licence)It also has a nice view and flowery repose area for wedding pics with the beautiful view as a background.Customer base not aimed at the College level (animal House crowd), but a nice place, a destination, that if someone is going to visit Ft.Collins--this is "THE" place to visit (and spend money at).But with Covid...public gathering places...hmmmm .... hmmmmm(???)

Literally the only thing I had was my bed, dresser, a white fold up table, and a reclining lawn chair in my living room haha. 

If it was my kid, I would explain to him and help him find resources about cash flow, leverage, arbitrage, different income streams (multiple legs of a chair), good use of credit, financial independence, or FIRE movement, and above all, working smarter not harder.