and you cant split a duplex into two halfplexes... they did this to preserve rental stock... this is a major YMMV situation.  

@Matt Millard If you take a self directed Roth IRA with checkbook control and buy single family homes at the right price you will beat the pants of any insurance policy or stock out there.

If she's got a business though she is able to reinvest any profits back into the company or she could buy stocks with it, etc. and wont need to claim income until its cashed out to herself I believe.

And most of it is older stock built 30+ years ago needing upgrades. 

For me, I had traditionally invested in stocks.

The IRS does not care whether it is a conventional loan, private loan, gift from a friend, sale of stock, savings, robbing your child's piggy bank or wherever you have access to money. 

Bought berkshire hathaway stock and microsoft .

I understand the need for patience and future opportunities as I've learned through the stock market however we've come across a few great deals that would have cash flowed nicely but I was hesitant to pull the trigger on due to the hot market we live in and where I think it's headed.

My benchmark for COC return is -- better then the stock market average. 

I love real estate and I've made lots of money with it but if I could go back it time I would have bought Apple stock 10 years ago and just sat on my butt til now... oh, and maybe a little bitcoin 2 years ago!