I have 10k in annuity and would like to get a property to live in and rent out the other units with that but i am not confident on where to start or what strategies to begin with.

Commercial properties are based on the income approach to value (as well as the sales and cost approach to value) and viewed similarly to an annuity with an applicable CAP rate, vacancy, expenses, etc.Hopefully, you find a better investment.

I would rather receive a lump-sum payment of all of the SS taxes I have paid to date, without interest, today and use it to buy a single home than to receive a future annuity from the government (the value of which is not guaranteed at this point, especially for people in my generation and younger).

Also, I have a retirement annuity, where I can access around $45k for a down payment, but we do not have that much ready cash (around $8k).It's a perfect storm of issues, lol...

Yes, the financial services industry is notorious for high fees.Most “advisors” are just salespeople who are incentivized to sell you products (like annuities) that make them money.So, make sure to ask how an advisor is compensated, and whether they are a fiduciary.Ask if they own RE, but don’t dismiss their intellect because they don’t own their own properties.There’s probably a reason, and you should hear them out.The point I would hope to get across is that any smart investor who understands risk will own both real estate investments AND low-cost mutual funds.Perhaps you need an hourly CFP?

The Self-Directed IRA and Solo 401k Similarities Both were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions; andBoth are prohibited from investing in assets listed under I.R.C. 408(m).The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (self-directed IRA LLC) must be utilized;

@Aaron Ingram, my advice as prior military, a real estate investor, landlord and Florida Mortgage Broker is to forget about what you are asking about for now.Instead, over the time you're in Japan, ESPECIALLY with two new babies, focus on investing in retirement saving  in mutual funds, IRAs, annuities and college savings plans.  

Thank you all for the info on this thread – I’ve appreciated reading all of the commentary especially that about these different investment vehicles.If I had $3m and were in his/her shoes, I'd find an investment or wealth management advisor (fee based, not someone who will try to sell him on annuities and whole life insurance and such) with experience in real estate.

Sell and let them do what they want with the money, like invest locally or buy the heirs an annuity or something.  

I know my significant other is much more comfortable looking at real estate as almost an annuity of sorts.