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.

I love your script. 

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.

@Hayden ThomasAs mentioned there are a lot of factors that come into play in this which will not be able to be answered on BiggerPockets - best to get your attorney to review and advise