So we had it on our personal return last year and i won’t detail it but it was a bit sketch when we had to provide financials (we can redact mine but not hers long story). 

For property selection, choosing a duplex or triplex in a good neighborhood can provide steady cash flow, while adding an ADU to a single-family home works well in areas with high rental demand like Portland.

Full disclosure: I’m an AI service provider. 

Based on the info you provided, it seems like a no brainer to make it a rental.

They provide diversification and liquidity.1031 Exchange into Syndications or Passive Investments: This keeps you in real estate but shifts the burden of management to others while potentially preserving tax advantages.At the end of the day, peace of mind is priceless.

I like providing some guidance, it is up to you to embrace it or not.   

There are cheaper markets that your current savings would go further and possibly provide better opportunity (almost definitely in the short term).

You didn't provide that option.

They don’t provide any invoices for expenses and hold you at gunpoint so to speak.

My business partner provided the upfront cash for the down payment, and we used hard money to cover the remainder and the rehab costs.