This is a very different space than most folks here on BP play in from what I have seen.

Talk to a CPA to see how each scenario plays out.A 401K continues to grow in value, but what do you live on? 

I know real estate is a long term play but you never know when you'll need access to that capital.There are turnkey companies out there that handle the entire process for you from top to bottom so it makes for an extremely passive investment.

I agree that is will be a gamble as to how well it will do.Also, ask the owner if they will entertain partial owner financing to keep from dragging family and friends into this risky business venture.Maybe even rent from owner for a year with right to sublease to see how it goes before committing to a purchase.

Retirement accounts are designed to be invested passively so when the IRS sees you running an active business in it, to level the playing field between retirement accounts and other business the retirement account incurs UBIT. 

Cashflow is guaranteed, Appreciation is gambling, blah blah blah.

We cannot breach our guests' trust by playing games with them. 

So seems like a decent play for cash flow but not much for appreciation.

I would say you need to play to your strengths, whatever those might be.

I heard good things about it, but I have never played it.