There is no housing market in US where real estate can out perform stocks.

Ugh.In all seriousness, I think for $50,000 with a 1200 square foot house in Michigan should be able to modest rehab.

I would like to sell a couple properties in the future, would I be able to use the 1031 strategy to buy one house that I would use as a primary residence?

If you can get a big 4-5 BR house with a view for a under a million bucks, i'm pretty confident you can cash flow it with a good return, even in a 6%-7% interest rate environment. 

We all assume this isn’t a house you’d buy with your own money.

I’ve only bought a thousand houses Mostly sub2 and seller financed

Because of the relationship between lower housing prices back in those years, and how rents have increased since, we have good cash flow on our portfolio.  

If you don't/won't have WiFi then you should either consider a SimpliSafe system that you can move around from house to house, or some type of Trail cameras like hunters use for identifying game areas.

It's in great school districts, so I just listed those in the ad in a neutral, factual manner, which I believe won't violate fair housing laws as long as I avoid implying a preference. 

He'll still be renting - just from you instead of others, and at all the costs to you that you have enumerated.Your son doesn't "need" to buy a house.