Luckily the market had moved in his favor so he was able to sell and didn’t lose that much money.

its a booming market! 

I am in Tampa Florida so the investment market is huge here for both as well. 

You could put most of your funds in the stock market and access them when needed for a HML.

Like @Chris Seveney said, private lending is a great way to go as well.  

The best way to learn the multifamily market is to purchase a multifamily property.

I'm happy to share insights and see how we can help each other.What market are you focusing on?

My son currently lives in the townhouse b/c he is going to school and works in the area.Since he is young and starting out in life, I would like for him to only cover the basic costs (taxes, HOA, utilities) just enough for me to break even (I believe that will put him slightly little lower than market rent rates). 

Unless you are sourcing properties yourself off-market, REI became much more challenging in 2023, and downright brutal since the start of 2024 here.   

There aren't any good wholesalers in the Cleveland market.