Let's use that as an example. 20% down is $43,000 plus lender loan origination fees, closing costs etc is going to push you over $50,000 cash out of pocket.

My initial thoughts when it was mentioned, was to push him more to a standard multifamily investing strategy.

Yes, they said due to the system getting flooded with illegals who took precedence she got rolled behind them. 

Get in contact with a 1031 exchange company during the transaction and roll it into another property perhaps.

In my multis I always paid the water, and it is reflected in the rent roll.

The only other option that comes to mind is to make the improvements and try to achieve favorable rental rates to push the story that 2 BR homes rent for a premium because its unique.

Lately we have been selling off the smaller properties in the portfolio, rolling those into bigger or nicer units with a 1031 exchange.

When I push run, it looks like nothing is coming back (see screenshot).

Wait for her to bring it up.Don’t focus only on sacrifices and future payoffs.Highlight near-term benefits, not just “someday we’ll be rich.”Don’t force or bribe her to attend meetups.Invite her but dont push itDon’t try to teach them to analyze deals.Focus on what excites themFYI I had to deploy before my wife got on board.

I would say you're rolling the dice with that neighborhood and the street trying to push LUX.