This is a sharp attorney with 30 years of experience.

Take some courses, stay sharp, and impress everyone with your industry knowledge.Real Estate Conferences and Seminars: Dust off your networking skills and attend conferences and seminars.

However, with your interest in architecture and the scarcity of talent in that industry, the unique skill-set that degree mandates will make you valuable.Surely you can count the student debt against your ability to invest in properties right now; however, we are at the top of a ripping economy where "deals" may show themselves but owners will likely see a sharp decline in equity soon.

If the former is your goal, a larger down makes that smaller portfolio cash flow more and get paid down rapidly...Also important, check if the town home your wife loves fits into your plan of making it a rental property (for tenants that may or may not show it the same affection)..One downside of the rental to home transition....the tenants can scratch that railing you enjoyed or drop a sharp object on those floors you adored....Best of luck!

The tenant's standard of living invariably takes a sharp nose dive.

Unless you have years of experience, are very sharp, and work for a professional retail investment firm, the odds of you structuring a deal that will be in your favor short and long term are against you. 

I received this info from @Nathan Sharp when I first started.http://www.biggerpockets.com/renewsblog/2013/01/04/how-to-rent-your-house/(house rental guide)http://www.biggerpockets.com/renewsblog/2013/02/22/buying-rental-property/(how to buy a rental property)https://www.biggerpockets.com/renewsblog/2013/11/02/hack-housing-get-paid-live-free/ (House hacking)https://www.biggerpockets.com/renewsblog/2014/03/13/investing-multifamily-ben-leybovich/ (Podcast 061 - How to succeed in multifamily investing)https://www.biggerpockets.com/renewsblog/2013/04/09/how-to-buy-a-small-multifamily-property/ (How to buy a small multifamily property)https://www.biggerpockets.com/renewsblog/2015/11/16/how-to-choose-areas-multifamily-deals/ (Choosing multi-family deals)http://www.biggerpockets.com/renewsblog/2014/07/19/how-to-buy-a-duplex/(guide to buying a duplex)https://www.biggerpockets.com/renewsblog/2013/12/12/bp-podcast-048-duplex-managing-tenants-darren-sager/ (Duplex investing)Now that you have made the move, below are some links that will help with the navigation of the site. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categorieshttps://www.biggerpockets.com/rei/glossary/https://www.biggerpockets.com/webinarhttps://www.biggerpockets.com/courses/a-beginners-introduction-to-real-estate-investing (video courses)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)Before your 1st purchase, please ensure you visit the below link for some tips.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REIs)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

This guy was sharp and knew tax law and real estate contract law that most lawyers don't use.

I also think we've seen a sharp uptick in the number of cash buyers (often investors from away hoping to "park" their money in what they estimate to be a reasonable bet, appreciation-wise).

Dress smart for the meeting, act sharp and build trust.