Taxes and transaction costs will take a huge toll on any gains, and that's assuming you're lucky enough to be able to sell for a gain when needed.I do keep money in the stock market, but it is not earmarked for RE transactions except as a last resort.

CoC tells me that:CoC: 3.8%Less than CDs for a huge hassle and a lot of risk.My point is the simple analysis tells you that without resorting to a Cash on Cash return.

It might be the last resort I might use if I could not overcome.I think I am going to take it slow and give it time.

Have we resorted to masked grammar smack?!

The neighboring resort is doing extremely good business and most are foreign/expat tourists that stay there.We (partners) bought this beach front land, with the idea that we would construct a beach resort.

Has anyone considered condo rentals in some of the local ski areas?

I would buy nice condo in Hawaii that allows STRs or a ski condo in Co or Ut.

I myself followed that when I sold 8 units last Aug and invested everything from that into a RV Resort syndication for even better, double-digit cash flows and now a totally passive investment.

@Bryan C. is right about the TSP option but I would caution you to use this as a last resort until you get a bit more money invested in it. 

You should see how much snow the ski places have.