Real estate is somehwhat counter intuitive, as it has an inverse price-risk ratio: many of your long term risks go down, as you increase the price range - there will be a personal sweet spot that is right for you. 

It remains an imperfect science, but when you get it to finally work for you, it is SWEET.

What is your sweet spot and are you a buy and hold, LL kind of investor?

Hey Gina,To keep it short and sweet since you've been given so much info already.

Any portfolio lenders comfortable lending at 70% with half term IO, 25-30 amortization, and limited P&I/tax/insurance/replacement reserves would be right in their sweet spot. 

Finish the basement into a 1-2bedroom apartment with separate entrance (probably called an in-laws sweet, but you get the point).

That sounds like a good sweet spot between BRRRR and turnkey properties.  

I'll make this short and sweet: I have a client for our turnkey company that wants to buy $800K in property from us, and he will be doing a 1031.

I wish I had house hacked way back then, so yes, even better if you can find a deal so sweet you live for free and bank, then scale into a quad after a year.

I suspect she may not have a need to finance the deal, but that financing is sweet.