I've consulted a few times over the years with planners and with the way I buy properties, my liquidity requirements, and my concerns about about how government overspending affects the future, makes me a poor candidate for IRAs and 401(k)s with the stifling regulations.   

We have managed to build a solid liquid nest egg, but I'm hesitant to lock the majority of it up in a low LTV mortgage on a really expensive primary residence.

For the first time in years I’ve noticed many of the larger apartment complexes even offering the first month free to fill vacant units, so it’s clear that demand is down.

Hoping to go down one of two paths:1- Buy a condo or small single family home and build equity and create value with my maintenance/construction background.2- Find a cash provider to do this on a larger scale with a 3-5 unit building. 

Many people don't realize that you gain as much or more net worth through debt pay-down, and while it's less liquid than cash flow, over a 5-10 yr hold period it's considerable if you buy in the right areas with the right asset class.

But if I had a lot more liquid capital and had the choice, I would buy newer ones.

If they can build a larger home and sell it for the same or more rather then building a couple small homes why do it?

There is a catch - the couple wants to 1031 the funds into their sons next larger project which is TBD.

There are new construction homes about 2-3 miles away going for 190-200,000 but I think they may be a bit larger than what I am building.

Scotia Bank in Costa Rica will allow you to open up an larger account as 'business owner' if you own your properties in an LLC but the process of opening an account is much more difficult.