I've been toying with the idea of cosmetic only rehabs on houses built post 2000 where I might only make 5-8%, but I can get in and out in 30 days rehab.

You might have better luck that way.Has anyone ever toyed with the idea of doing this Airbnb thing with timeshares - those $1 timeshares that people want to get rid of because of the annual maintenance fee?

The logic of broke people may say that you should go into  hock to buy a toy, but I would disagree.

I use the money from my rental property business to eat, buy toys, go on vacation, continue investing, etc.

But I would like to laser focus the house hack and mentor recommendations.  

I to a sociological report of the area... notably counting toys. 

I was toying with the idea of opening a property management company as I had a few people ask me to do it.  

Dave Ramsey likes to teach conservative steady growth by saying "live like no one else today (below your means) so later you can live like no one else (and have all the toys and none of the angst)". 

I have also toyed with the idea of building a property as I have a strong background in residential framming.  

Deals are hard enough to get to closing when the buyers are laser focused and fully committed to the process.For instance as an analysis if a buyer wants to buy a 60 unit for 20k a door I know that is 1,200,000 sales price and 36,000 in commission at 3%.