Atlanta MSA is great and growing, but Multi-Family supply coming on line there both now and through next year is significant, wouldn't this be a better/cheaper deal 1 year from now?

The goal is to continue growing the management business with our portfolio.

So, I guess I will hope social security pays something in 20 years and the stock market is still there when I grow old.BTW, I am an experienced investor, I know I can dump everything in the stock market but I am hesitant to do that.

Getting one property and cashflowing it will be a challenge. you can try seller financing but you are still going to be highly levered which just enhances the risk that you are taking on.The best way to grow is to focus on managing your rental, saving money through your W2 and crushing that - if you are a realtor you will make more crushing it as being a realtor than over leveraging real estate - then save for down payment and buy slowly. its not a rush.

We are in the top 10 fastest growing big cities right now, so families and singles are constantly flying in to check out the area.Raleigh allows short term rentals if you apply for a license.

There's growing housing desperation to both purchase and sell in markets with pre-existing supply and price constraints. 

I do residential new developments in San Antonio and would like to do something in the RAL space to provide some value to a growing issue in the area.

Taking money out of 401k is expensive and you can’t get back the tax benefits of having the money passively grow for decades tax free until distribution. 

Duplexes or small multifamily properties, even with value-add strategies, rarely match the potential of single-family homes in the right neighborhoods.In summary:Don’t be discouraged by low cap rates—they reflect market expectations of future growth.Focus on single-family homes with high equity potential in desirable areas.Avoid chasing the "economy of scale" myth with small multifamily properties—they often come with higher turnover and lower buyer appeal.Think long-term: prioritize properties that grow in value, even if cash flow is tight at first.

This can be a great way to help an investor grow their retirement accounts, and save on taxes!