Thank you everyone.WIiling to share more details if people are interested! 

If you pull this off, congratulations to you.The biggest trick I think for most people is getting funding for investment if you aren't working any longer? 

I also have no interest in being in the car wash business, or the laundry business, or the AirBnB business, things like that which seem to appeal to a good number of people, but not me.I like to KISS, and just focus on market rate rentals, 12 to 18 month leases.

In my city, vacancy rates are hovering below 2%, rents are climbing, and every year thousands more people show up needing a place to live.

I've never heard from anyone who's happy with their HOAs, especially the people who sit on the HOA boards.Unless you love landlording, then sell and cash out while you can. 

I did a ton 10 years ago when lots of people had little equity. 

Best of luck there, it's a great town with good people.

Conventional, after two hard money people fell through How did you add value to the deal?

While people will share a bathroom in say a 2/1 it is likely a harder sell in a 5/2 and the price you command is less. 

He does a lot of webinars, zooms where you can ask questions and has people to do Trusts, etc, entity formation.