It's not fool-proof, but I think odds of earning 7.5% using a barbell strategy in the average year on your money is 97% likely with very very little effort. 

If you’re looking to invest in your backyard, it helps to network with as many locals in the industry as you can.

The value of the hotel is based off of how well it's being operated.My advice would be to get a job in the hotel industry.

Overall I think the average hotel/motel is not doing well right now. 

those with score averages between about 625 and 685 have issues, but generally are manageable. 

They have a NEW TITLE AGET KIT FOR BEGINNERS accredited instruction here: (and association membership for those in the industry) https://www.alta.org/career-and-learning/webinars-and-traini...

I call them in-between because they are conferences, so not like your local meetups, but they are not truly "industry" conferences like NMHC, where you will meet primarily career, corporate multi-family people.Bigger Pockets Conference and Best Ever Conference are two that likely would cater to people more in your position.  

Going back to a W2 is not what I want to do, at least not in my old industry. 

Contact the utility provider and get a historical average based on the last year of use.

The analysis also reports that new multifamily development will “remain near the average recorded over the past five years”.Integra Realty Resources’ 2017 Commercial Real Estate Trends Report ranks Pittsburgh #2 on its Top Markets by Multifamily Transaction Volume Based on YoY Change.Pittsburgh’s rental vacancy rate has declined by 25% over the last five years.Pittsburgh is booming with developments (see reference #6), “there is no better place to be a developer right now than in Pittsburgh.