If they go belly up. there goes all my cash.

I found the easiest solution to “juice” your numbers is to cut out the guy in the middle sucking the life out of each month’s paycheck (property management).  

@Scott Bell, I cannot say that $60k is or isn't too low.  

From what I understand and see, HUD seems to be appropriate for larger complexes, I don't feel juice would be worth squeeze for the red tape for a 24 unit apt building.

Just wanted to get the juices flowing for ideas.Thanks in advance for your brilliant minds!

@John LyszczykGet face to face belly to belly with brokers.Phone calls won’t do it.You need to get in those markets physically and demonstrate to the brokers that you will commit the necessary time and effort by actually getting there.

There are walnut trees now and we will remove them build 12 small houses, and we will use this farm for events, classes and more.We will plant new year around production tress, sell the juice of these trees.

Can he/they substantially decrease their cost of living and/ or increase their quality of life by using the 100k to juice such a change?

Guys and gals, sometimes I get a belly full of hearing the same old conventional wisdom over and over. 

Flipping is a ton of work, so it would be nice to diversify some, while still making the juice worth the squeeze.