Avoid premises liability exposure.  

It’s only a 2 Bed/1 Bath, but it’s 1,450 square feet with a laundry room (which could be turned into a 3rd bedroom), has a bonus sunroom, and 2-car garage.

Your exposure is any open development or syndication projects that fail if you pass.  

I don't really consider appreciation as I consider it just a bonus, especially in a cashflow market.

(I have a special needs trust for my son so have dealt with the complexities.)My bigger concern would not be your liability exposure but doing something that could potentially endanger the support benefits your brother is entitled to.

Trust me, out-of-state investors do this all the time here, and it works like a charm.Oh, and here’s a little bonus you might not have considered: buying in Florida means you also get access to some of the best beaches in the country.

It is very hard to find deals that can cash flow and generate a cash bonus in todays market with the current rents.To give you perspective: I bought a home for 200k or so, renovating for another 240k.

Other than reduced bonus depreciation (if you're using that strategy), without any tax law changes, rates will be largely the same for 2025 as 2024, so you may not lose much by delaying receipt of the bonus by a month or two. 

How much exposure do I have?

Up to you on how big of a deal that exposure is.