I know that sounds weird, but you build wealth faster on bigger properties due to higher rent prices, bigger loan buy down, tax savings, and appreciation. 

I'd see if the employer would let me receive part or all of the bonus in 2025 for a number of reasons:- More time to pursue and execute tax-saving strategies- (Possibly) more time to hold on to the $$$ before taxes are due (2026 vs 2025)- Chance that, post-election, there is a possibility that there could be tax changes effective 2025 that could possibly help your situation. 

I'm also an IU grad and hit financial independence last year (after 18 years of investing and saving).

see, for example, what this guy did.What I learned after 1 year of house hackinglive there for a few years and save up all the money you can. 

Proper bookkeeping now will save you so many headaches during tax season and as you expand your portfolio.Best of luck as you grow your real estate business!

While operating as your own GC this will save you money, coordinating can be a bit challenging.Once you have decided the level of involvement you want in the project, just get bids from multiple vendors based on the same statement of work and compare the offers. 

not equity, real cash saved to use towards real estate, what are your recommendations?

Do you just do a typical loan/mortgage with a bank and use money in your savings account to put a down payment.Just trying to figure out what is the best method to put a down payment.

Traditional lenders don't care about your savings or net worth; they care about your employment and earnings.3.

Managing renovation costs and timelines is crucial to maximize returns.