@Will your strategy makes a lot of sense for my situation because it allows for some shorter time horizon deals in order to build up more equity to make bigger purchases down the road.

(Horizon Bank)SunWest Trust CompanyVantage IRA (TPA)List of Small Self Directed IRA Custodians (<$500 Million)American IRA (TPA)Quest IRA (TPA)Self Directed IRA Custodians of Unknown Size (have not disclosed amount under custody):American Estate & TrustAmerican Pension Services (TPA)Capital IRA (TPA)Community National BankThe Entrust Group (TPA)Exeter (TPA)Horizon Trust CompanyIRA Club (TPA)IRA Resources (TPA)Nevada Trust CompanyNexus Direct IRA (TPA)PolyComp Trust CompanyPreferred Trust CompanyPremier TrustRealTrust IRA Alternatives (TPA)Sovereign International Pension Services (TPA)Summit Trust CompanyuDirect IRA (TPA)

Its a very long investment horizon.

If you're investment plans have a 20 year horizon then maybe consider investing in & around that area.  

To most of the investors I deal with, they want options to either leave their career at some point, maybe go part-time or simply spend more time doing what they want to do including spending more time w/family, friends and exploring new horizons.  

A lot of 5 year ARM resets are on the horizon and these rates could stress property owners who are not prepared for higher refi rates.

There is much more drama on the horizon.

Are you looking for steady reliable income now or is your horizon 20 years from now?

No investment opportunity on the horizon and cash in the war chest for future rehabs or acquisitions.

Portland saw a large run on medical retail space last February as the first state required registration date was on the horizon.