Multiple improvements done on this duplex in 2021, including new roof, gutters, flooring, drywall, electrical, appliances, and heating/cooling unit for the second floor.

These items are never in the proforma returns.A lot of folks are going to have a hard time liquidating these investments one day.

That will allow you to keep your low rate on $170k if you have a low rate, then have a line of credit that is only the size you need and easy to pay down.This approach keeps your $170k liquid, sets up a $0 balance HELOC for the additional principal you can get and you don't pay for the additional principal loan in the HELOC until you use it, and only for what you use.

If I have around 70k liquid cash now and I put in the 47-48k to close, I will be around 22-23k which I would need to do some repairs and maintenance around the home.

You've been able to save up and have $50K in liquid cash.

We've got a group of students in one, a young couple who just moved to the area and doesn't want to buy yet in another, and a professional in the third who's opening up a new branch of his company here.I think proximity to the cool stuff of a city is almost more important than trying to tailor your location to a specific group.

Experiencing these first hand in your own home provides greater flexibility while you figure this whole racket out.Thirty years ago, I was fascinated by real estate opportunities in an emerging market (Brooklyn) and spent lots of time looking at cool warehouse space in places that are now 30-50 X the price. 

The basics are the most important part, but you need some cool stuff.

That now leaves 117k liquid. 

So stocks are good but the issue is as you liquidate the asset depletes and till its eventually gone.