I have sold a couple of businesses as well, and speaking from experience, you are never more vulnerable to make a mistake than when you are sitting on a giant pile of cash.Also, I agree with @Corey Conklin - I'm a big fan of "overflow cities/towns" in the sun belt.

I'd personally sell the townhouse (doesn't sound like it cashflows or would make a good rental property) - you may have no capital gains if you have lived in it the past 2 out of 5 years - I believe the first 250k for single filers is exempt from taxes and the first 500k for married couples.

Preferably a duplex.

They are holding the proceeds from my sale and I am planning to buy a couple of DSTs shortly.

In the end, it would have made more sense to hire a couple handymen for a week or two than me spending 3 weeks installing flooring, base and case.

My firm has several lenders who can seamlessly close in 15 days on 'traditional' mortgages at/below market rates and we've been doing so for a couple of years now. 

We'd prefer not to have anyone else on the loan - just my son. 

He prefers to stay in his comfort zone rather than risk feeling inadequate or rejected in a relationship that would challenge him to grow.By creating a narrative that vilifies attractive women, Jake shields himself from the discomfort of confronting his insecurities.This is very similar to how people feel about building a business, investing in real estate, starting a new hobby, or creating new relationships.

I actually have a webinar i put on a couple of years ago walking through all the pitfalls and mistakes I made doing 482 BRRRs between 2009-2018 in Chicago. 

A couple of days?