@Simon Cox thanks, his and your information did helped a lot.

Hi @Dennis L Lewis Jr !

I call it like the Paul Simon song 50 ways to leave your lover.. the disclosures in these docs are 50 ways you can lose your money.they ABSOLUTLY will not protect the sponsor from lawsuits.. maybe from judgement.. but if and when a deal craters.. plaintiffs attorneys will sue .. there are firms that specialize in it.. they will find something wrong.  

@Simon Ruiz I would never say never, but I've always been a bigger fan of real property myself.

I generally go by the 1% rule as a first test, and almost nothing meets that criteria in Thurston, Mason, Lewis, and Pierce counties.

@Simon W. 

Hi Simon I am a GC and I would first like to say sorry for your experience with this contractor.

@Simon Stahl I’m a great agent in the San Antonio area who is used to working with out of state investors on properties up to 4 units.

@Jesse Lewis.

If based on the analysis of @Simon Campbell you are losing the same amount of money renting a house vs. owning a duplex (and living in one unit and renting the other), I would go with owning.