You are worried about risk, but I would argue that a turnkey rental that has been rehabbed correctly and has decent cash flow is much less risky than the stock market, mutual funds, or precious metals. 

Looking for flood insurance companies that offer coverage in the Augusta area.

Hi BP community,Does anyone have recommendations for property managers in the Augusta/Lewiston/Auburn Maine area?

It's easier for me to accept that I'm a loser in life, with precious little left to lose, still trying because I owe it to other people and of course I'm too stupid to know when to quit.I really do get into incredible trouble whenever I forget this and in any way try to take my ridiculous, pathetic self seriously in a serious world doing serious, important things.it's all absurd, top to bottom and most of all, me.

thanks everyone for precious advise. i need to explore my option more deeply

Your project will drag and drag, losing money and precious time.

I invest mostly in Rockingham and Augusta County at this point, but have been considering the Winchester area.

You can invest in real estate, private equity, trust deed, tax liens, precious metals, crypto currency, and much much more.Few considerations: With custodial self-directed IRA you would have to go through IRA custodian for each transaction (you will have to deal with delays, bureaucracy, red tape and asset/transaction fees). 

Time with the kids at night and on the weekends is precious at that age so you might not want to add too much more to your plate.

Although I’m sure there would be a lot of advertising for Gold, silver and other precious metals.The second thing would be demand, but if you’re investing in states and cities with population growth then you’re ok.