He sends me a video...of a 9 month old golden retriever puppy wagging its tail at the door while two people in his group are sitting in their vehicles too scared to get out. 

I was by the lot yesterday and there are a number of vehicles parked on the property, one with people living in it.  

It appears to also be the only vehicle access to their livestock paddock and chicken coop.

His place also fits our family better and he has more space for our stuff (4 vehicles, jetskis, motorcycle...).

Over the years I've had several family and friends want to invest with me but I've been unsure what SEC friendly vehicle I could use.

yes, its declining in all educated areas. but housing costs will continue to go up. in our Multifamily rentals, we will be upgrading everyone's living standards to assure we have upper-income earners as tenants, will be adding separate Electic Vehicles charging and 1st $100 of electricity for free included in the rent with Solar panels offsetting the cost producing the electric we sell to tenants. also adding Smart building ready FOG network for security and looking at new Smart Toilets the five-star hotels have been installing.

Do you drive around with a gun rack on your vehicle? 

There's no reason to reinvent the wheel here.If you don't have a 401K (I think that's good because real estate is a better retirement vehicle in my opinion) or family that are willing to help because they're broke, don't do what they've done. 

It's not far below 1 pct rule so it depends on the taxes, potential appreciations, what finance vehicle you would use, and if there are value-add possibilities for the property that could increase the rent, and also if the tenants are current on said income-producing rent.

Lastly, maybe consider putting the funds into multiple investment vehicles.