I started a metal fab/welding business with my family.

In the meantime we do not object if they buy a metal one at a big box.

Those tend to shrink slightly over many decades, causing the floors to slope.Often they've been replaced by temporary lally columns - the metal adjustable ones. 

New exterior, Roof, Kitchen, Bath, Hardwood Flooring, Granite, Deck, A/C & Heat, and Hot Water Heater.im 33 yrs old and I have a w2 income and net $50k a year. i also just started my own small business (metal fabrication shop), but it is not profitable yet.  

Has 2018 metal roof, 2018 HVAC, 2022 complete repipe, 2022 water heater. 

The only things you're not allowed to invest in are IBonds, precious metals and collectibles.  

The financials are as follows:TSP(Government 401k):  approx $40kInherited IRA:  approx $115k (withdrawals affect taxable income levels)Cash:  approx $10k (recently paid off ALL consumer debt including car, so building this up at a rate of about $2.5k/mo)Precious metals:  probably about $20k worthReal Property: 4 houses#1: Single familyCurrent Mortgage: $163k (PITI = $970/mo)Estimated Value: $160kRent:  $1195/mo#2: Single FamilyCurrent Mortgage: approx $140k (PITI = $1088/mo)Estimated Value: $200kRent: $1385/mo#3: DuplexCurrent Mortgage:  approx $120k ($1120/mo)Estimated Value: $165kRent:  $825x2 ($1650/mo)#4: CondoCurrent Mortgage: $60k (PITI+HOA $853/mo)Estimated Value: $80kRent:  $850/mo  (I rent this one to my sister, so this one is a wash)So my questions are...

So, Ill hire carpenters and "buy my time back".I'm a former HVAC guy - I can solder pipes, hard and soft solder, but no good at sheet metal.

They were pissed when they received my report, enough to actually call me direct: "I pay $x/mo for this metal board-up system, how is the place gutted!?".

It was 100% online and 100% boring but it met all the requirements of the GREC.