Putting hard money down on Day 1 is foolish, and no better than gambling.

@James Wise Which I understand is a gamble. will probably just wait on a 3-4 unit and house hack with the Va loan when the right deal comes up.

U cannot understand the risk in some of the mid west deep south north east without going there and seeing for yourself.but if you simply want SFR's every city has a median price point.. we have one here in our area for SFR which is closer to 350 to 400k but like say INday for instance its 130k.. you buy at the median and your buying were homeowners are buying and some investors. you buy at 75k and your in an area that ONLY investors buy in.. and your values will ONLY be worth what the cash flow is. its all about balance.. risk reward.. and of course I don't subscribe to the cash flow is the only thing and appreciation is gambling NOT at all. 

So now I mostly hold SPY and "gamble" on some individual stocks.

All attempts at make believe transferring control - such as using "a protector" or moving the trust 'off shore' have not stood the test of time.  

You never know, but with the info you told me it feels like less of a gamble.

Also on another topic, i highly doubt the homestead exemption is the same set of rules in 1 year.All that being said, to be clear, you think that taking roughly $130k now would be better than gambling that in 20 years, i could take $700k?

If their is no cash flow then you are just gambling and it’s all just wishful thinking of the uncertainty of the future.

I do understand that there is a lot to be done in the area but there is a revitalization plan for that particular area so I am taking a gamble on it!

(yes appreciation, but thats IMO gambling)2. good property manager solves everything3. do your own research.feel free to reach out