If you're getting up there in years the whole idea is to have your nest egg outlive you so you don't have to become dependent on others.As far as HML's are concerned I'd sooner put my $$$ with an experienced HML before I'd try taking on all the responsibilities and nuances of managing such an undertaking on my own.

I know it's a long story so I appreciate your endurance.Over the years I have saved up a decent nest egg and would like to put it to work in real estate. 

I always say you could probably build a $20,000 nest egg by doing something as easy as working at 7-11 nights and weekends, or delivering pizza, or uber eats.   

Have you considered doing another of those, and continuing to hold the vast majority of your nest egg in a safe but high yield account until more deals come available?

Being able to combine high real estate returns with the tax advantages of a retirement can be a fantastic boost to your nest egg.

My biggest concern is that investing in my nesting grounds might not be the best place to start for the obvious reason...super high prices and honestly I remember after the 1994 earthquake how this market tanked.

If you get the price you want for your property, it sounds like you'd have a nice nest egg to get started investing over here where you have boots on the ground.If you need any connections getting started, we are plugged in down here and can recommend some great people.

Once you have a bit of a nest egg, then you can venture into buy and holds for some long-term income, or you if you've developed a taste for the quick profit, you can continue to do the fix and flips.  

You can install instant locks like August that changes the codes each time you let a guest in and also install Nest to control the temps of the place when the guest leave.  

At this point, I'm thinking I'd like to invest in multiple properties - some for appreciation as a retirement nest egg and some for cash flow for now.