When it comes to property analysis, I never miss the critical step of physically inspecting each property.

When I look back at 2022-2026 or 27, I will notice I bought a lot of physical RE, private, public debt, small caps and emerging market equities.  

Digitize physical receipts for easy storage.

My goals are to close on two real estate deals, improve my physical fitness, finish my masters degree, and I am getting married in may so I want to start off my marriage well and enjoy life with my fiance!

For real estate strategies such as house hacking or even buying and rehabbing, those require you to be physically close to where the project or renter's will be.

Once you have this team in place, you should have the foundation to invest in any market confidently while not being there physically.

The fact that I am out of state makes it even more difficult because I am a single mom of 2 toddlers so I can’t go there physically before making a decision.

Thank you for your feedback, in Arizona specifically, as an out of state investor (I'm in California) it is the state law that they need someone living physically in Arizona to represent you with your legal affairs. 

Figure out other ways to de-stress your life so you can keep your W2 for as long as possible - outsourcing disliked tasks, working on mental/physical health, shorter commute, etc...Retirement seems like an emotional state of relatively low stress and contentment.  

Physical assets are a different animal.If you're not really familiar with equities, but you want to exposure to gain something that'll appreciate in value then sure go spread yourself around and buy a lot of funds, stocks, and make sure you aren't allocating more than 3% or 5% or whatever dumb allocation folks have anywhere.