There are plenty of CASH COW properties out there tho. 

Depending on the exact location, age, roof construction type, etc, there definitely could be a few things to watch out forAssuming the roof is of a reasonable age, it's still more than possible to cash flow with these properties, even after accounting for recent increases in insurance rates that we've seen.

Buy a TLC or "ungly inventor" and use some of the cash to do some renovations before or after depending on if the properties were "Subject to" or would pass an appraisal and had high ARV potential for remodel or build out.

Out of the 20 letters I've sent, I've had 1 guy get back to me and we were in discussions but weren't able to find a price that worked for the both of us.The issue is that I only have a few houses on my mailing list so far (just places I've walked or driven by that caught my attention), and blindly searching every street and address # to see which houses are actually legal multifamily will take forever and doesn't seem efficient.I know the data is publicly available, I just don't know how to aggregate it in a way that would be efficient and useful for blasting out marketing mailers.Are there any websites that can pull massive lists of all multifamily houses in my area?

It ain't all sunshine and rainbows out there kiddos.

The lower level is being built out to house the third location of Arbol Eatery, a grab-and-go restaurant, along with a wellness center and event space.

As far as the home, if you have lived in it for at least 2 out of the previous 5 years you will be able to sell it and take the first $250K of profit tax free.

I own a duplex in Cincinnati, rented out to section 8 tenants.

My initial thought is to invest this into the stock market (Amazon, Tesla, Google, etc...) and keep doing that for the next two distributions as well, ultimately pulling it all back out, plus the earnings (hopefully) in 3 years time to purchase a house.Based on the plethora of experience in these forums, does the above sound like a good plan? 

If the remodel only adds what you spend you’ll have to come out of pocket another 20% of the HML plus closing costs to refinance.