As a guardian one "stands in the shoes of the client", so we are them basically.  

In two years time, I will have $20k per year to deploy towards real estate (my two kids will be out of daycare and we will utilize those funds to purchase real estate)What would you do in my shoes with the immediate $85k funds and future $20k/year funds?  

If I we're in your shoes that's something I would most definetely look into.

I look at investing as a marathon not a sprint, so I would highly recommend good shoes for the race.Good luck on your journey.Ed

Were I in their shoes, I'd be thinking very carefully about buying again. 

I'm new to the goal of becoming a real estate investor and hope to learn a lot from this forum along with the veterans that have been in my shoes.

I just want to say that with effort and determination, anything is possible.Now, I am also reaching out to the BP community for tips and advice from people who may be or have been in my shoes at one point.

I was wondering what solutions anyone had if you were in this guy's shoes?

If the person showed up at 1:00 pm, or even 12:00PM, or even 9 AM the day before, they can still catch their train and they are considered ON-TIME.If I were in your shoes, and a "grace period" is not outlined in the lease, too late is 12:01AM on the 2nd, and a late fee is applied.

@Howard Johnston if I was in your shoes, given current interest rates I would either cash out refi (take out a mortgage) or get a HELOC to use the equity from my home to have all the cash on hand.