Given your considerable net worth, I'm a little surprised you're asking for advice on how to close a deal involving over 7 figures in crypto currency....but I guess we all have our blind spots.   

Too many people just blinding trust.

Since it’s a new build, I was able to negotiate some great perks, like a 5.875% interest rate, no closing costs, a fridge, blinds, and even a backyard firepit.Pros:Good school districtLow interest rateMinimal CapEx and repairs (because it’s a new build)Low insuranceHigh-quality tenants (due to the school district and being a new build)Cons:Lots of new builds in the area, which could drive down prices and increase vacanciesThe Numbers:Price: $290KInterest Rate: 5.875%Down Payment: 25%Monthly Mortgage + Insurance + Taxes + HOA: $1,480 (I got really low insurance since it’s a new build and Alabama’s property taxes are low)Property Management: 10%Rent: $1,800 (this is under market because I wanted to rent it quickly—most units in the area were sitting vacant for 100+ days.

This opportunity doesn’t occur frequently but it takes these attributes to take advantage when they do.3 - Blind luck - do enough deals, the unique opportunity tends to present itself.  

i am adjusting my strategy and going to try to keep expanding my funnel.I don't think @Russell Brazil is saying to go out and blindly buy a terrible deal... just that no, the ship hasn't sailed on Boston (as I don't think it has either) and RE remains a good investment.happy to continue to dialogue... hope this helps

Certainly from a capital raise perspective, $5 -10 million is a reasonable amount.That being said, raising capital for a blind pool fund is much more difficult than raising capital for a syndication where the property is already identified and the potential investors know exactly where there money is being invested.

Apparently that doesn't disqualify you to be president though and unfortunately there is no IQ test to vote, maybe more people should get into politics.I was in Lowe's yesterday picking up a blind for a rental house I just finished and leased.  

We also run numbers to avoid lost money on blindly paying for an appraisal to find out its a dead deal or of no benefit.

Of this 20k is furniture/smart tech upgrades eg: $540 for 15 smoke detectors, $1650 for 15 blinds not bad but $1100 for a used fridge? 

He does have a blind spot.