So will have to get a loan and be creative with the seller's carry to make it work then bump rents and I should get around a 2.6 DSCR but yes I could play with it a million ways.

Now, don't get me wrong Minneapolis has other stupidity going on right now that in my book makes it dumb to play in right now.

Let’s play a game of true or false.  

They are 100% appreciation plays, that’s where the wealth is.

If they are, then the lender is playing middleman between you, Title, and the actual investor/wholesale lender who is underwriting the loan.

Not a fan of D.C. multi family right now prices are high with rates very hard to cash flow and unless you are playing in the 1.5mil+ you are in at best borderline neighborhood’s & also competing against a ton of newer apartments in most cases.

Personally, these strategies played as piers to the foundation of my own journey.

Since a mechanic is an expert at repairing autos and not playing Nostradamus and predicting exact future, they use an industry accepted, published, estimation table to predict the appropriate billable time for said repair, known as book hours. 

Obviously, your son's preferences play a huge role in what he will enjoy/be drawn to study. 

Another play I did is a multifamily unit with investors.