I don't think you need that much for what you are talking about.Cash is literally the worst investment ever, as inflation is GUARANTEED.

Because they ask for a personal guarantee?

You could ask them to pay for a structural engineer to guarantee the property is safe.

I've invested in/renovated a number of single family properties in the suburbs of Philadelphia (Mainline), with values ranging from $400k-$1.3m and decided to tackle a significantly larger project 6 months ago; comps were incredible with high sale prices and very low days-on-market, it looked like a home run.The loan is under an LLC but with a personal guarantee; the renovations are complete and the house is beautiful, but the market has been unbelievably slow compared to the previous 3 years, on which our financials were based. 

I'd want to check your math (because ROI of 14% seems high on student loan payoff), but I'd take 14% guaranteed ROI all day long.I think we'll see other opinions, though, as there is a 'personal preference' element to the question of reducing debt VS investing.Best of Luck with Your Real Estate Investing!

But an appreciation play in Ashburn or Sterling Ranch (Loudoun county) if far from guaranteed.

There are certainly no guarantees you won't get a bad tenant, but I wouldn't completely rule out an area because of the current laws.

I've been thinking about renting to section 8 tenants because from what I understand you can buy cheaper properties that aren't glamourous, and a portion of the rent is guaranteed via a government check. 

If you really want to go for the cherry on top ask for no personal guarantee.

Isn't Section 8 guaranteed rent?