But I bet that cool Smurf Blue body paint you have costs plenty. 

@Leah Smith DSCR that allows STR income is likely your best bet.

You best bet for duplexes are going to be East Dallas and North Oak Cliff.

The only way it would make sense to have little cashflow is if the location is PRIME and you are betting on appreciation over the next 5 years. 

Bet with your income and LCOL you generate $2M+ on that alone.From there think about how you want your wealth to look at that time.

I think MBA makes more sense in CRE, but I bet they're not hiring right now due to the crisis that we have right now.The sector is so minuscule, so I'd guess the MBA is more useful if used in different sectors, like management consulting, for example.

Your best bet to find a BRRR deal (or even a flip deal) is to connect with off market resources (wholesalers, agents that specialize in this space), or to cut these people out and source deals yourself.

But take actionable progress in the area's you identified you want to bet on.5) Have some conviction the direction your going, #1 will save you from some mistakes.

I suspect at 5 million cash investing in long term municipality bonds at 3.5% yield (but tax free) which gives 175k/yr post tax is probably your best bet, but it depends on what lifestyle you want.

And you need a trustworthy cost segregation provider.With permission from my client, I am sharing a story how a very well known cost segregation provider recently destroyed that trust.My client bought a multifamily property and did extensive renovations to it.