all these millionaire using leverage and creating low debt for themselves.All CEO issuing stock options, issuing corporate bond , stock buyback is all about creating low cost debts.

I'm located in the Grand Rapids, Michigan area and am open to properties basically anywhere in southern Michigan (anything south of Muskegon from Lake Michigan to Lake Huron is fair game imo.)I now have a fairly large nest egg of cash beyond all of my other investments (stocks, bonds, treasuries, crypto) and I want to turn that cash into a real estate investment or investments and I think my deep background in tech, systems, and marketing should be able to help me substantially.It seems to me like BRRRR on multifamily units makes the most sense, but I'm open to suggestions.I'm basically retired at this point as the only work I do each week is 3-4 hours of consulting for larger tech companies and I'm on a couple advisory boards.What are the best first steps in building a team and creating the systems necessary to start making deals?

Heck, for a mere 3% ROI, I would just buy a good bond fund.

Traffic mitigation fees alone were 30K for my site and the surety bonds required by the City were about 80K.

This advice is spot on.Why own houses when T-bonds will do better unless you like more work and stress for lower returns...

But I want to control where the money goes, not just into stocks and bonds.

Because you have the ability to diversify from traditional assets like stocks or bonds into a market that you know best and ability to save taxes on the investment types you're already making outside of your IRA.

It's possible that in 5 years prices are where theyre at and its just a cash flow market-- like a long-term bond. 

The law states we can put in a normal account, interest bearing, or surety bond, just as long as it’s a separate account from our operational account.

And just like with the others above there are some good deductions you should be taking advantage of here as well.S-CorpW2 income – that’s easy, you probably understood that your W2 income can be added BACKK-1 income (box 1 & 2) – also pretty self-explanatory, but just in case, it’s added BACKAmortization/Casualty Loss – Added BACKDepreciation 1120s (line 14 & 15) – Added BackHowever….Mortgage Notes, bonds payable in less than 1 year (Schedule L, line 17)- this is SUBTRACTED from your incomeMeals & Entertainment (Schedule M1, Line 3b) – SUBTRACTED from your incomeNon re-occurring Other Income (1120s line 5) – SUBTRACTED from your incomePartnershipsW2, K1 (box 1,2, & 4), Depreciation, Amortization/Casualty Loss – all added BACKNon re-occurring Other Income, Meals and Entertainment, Mortgage Notes payable in less than 1 year, AND Ordinary income from Other (1065 line 4) – all SUBTRACTED from your income*WHEW* What a lot of information and we could probably spend ENDLESS amounts of time on this subject.