That's not an investment nor is it wealth creation.

Long-term rentals continue to be one of the best wealth creation vehicles available to the average American. 

I get a bargain price and they get to live with their "creation".

@Mark Morris  I strongly suggest using a third party attorney or title company to handle the disbursement of funds (like your down payment) and creation of docs. 

@Angel M.I understand that the benefits of the self-directed Solo 401k plan are attractive to you, but again: you must have legitimate business or self-employment activity to justify creation of the plan.

For those who are focused mostly on wealth creation, Anacostia is probably their best bet.

Has anyone out there been part of the creation of a landlord association?

You get all the listings you want to sell and different models to choose from.No driving around all creation with one buyer on the weekend.

The other commenter are certainly correct the cash flow analysis is not attractive--as you framed it above, but there may be value creation available from the build and in the land zoning.

Whether you trade time (w2) or find other ways (business income) to create value is up to you.For me, I started a management company and subsequently grew a syndication platform; both of which provide cash flow and value creation.