With $20k saved, you could look into house hacking—buying a small multifamily property (like a duplex or triplex) and living in one unit while renting out the others.

Rents 6 units $1100 each all in.

@Ambica Pilli Couple of questions, from 10 units to what's your realistic max?

There interested in some of my units.

Even 10,000 units seems like a lot. 

Do not give them anything until they have 100% moved out and left property in condition you expected it to be in if you have not done so already I would inspect the unit now as well

Duplexes are a little easier than 3-4 units with FHA since they don't have to meet self-sufficiency requirements.

For example, this can be adding square footage, adding an extra unit, or adding a pool in a STR market/luxury market.  

The $56-a-unit process requires landlords to be up-to-date on their property taxes and for the properties to be free of any safety or building-code violations.Since landlords are not legally permitted to collect rent from tenants of a home with an inactive license, the system is designed to serve as a check on property owners, forcing them to address safety violations and pay their taxes.But Philadelphia’s Department of Licenses and Inspections lacks the resources to hunt down property owners who flout those rules, said Karen Guss, a spokesperson for the agency.

If they’re selling for a $400k+ gain they could look at a 1031 for:A super nice 2-4 unit they wouldn’t mind living in a unit of where the rental portion exceeds their 1031 sale.