@Marie CopulHunker down and pare down your lifestyle expenses as much as possible so you can replace what you need as quickly as possible.I did have a client take down a 57 unit mixed use apartment deal that added $1.1M to his net worth and $180k a year in cash flow in 12 months but those types of results are not typical.However, some type of commercial real estate would be my suggestion and one where you are driving the ship so you keep most if not all the equity.I have some ideas for you and would be happy to talk you through them.

A sign doesn't draw people like it did 10, 20, 30 years ago especially in a more rural setting with less people driving by to see the sign.

This is an amenity that drives bookings for us. 

I tend to do a quick dirty look at a building like JW with price per door, but after that sniff test, I quickly like to understand $Cost/SF and $rent/SF.The way I look at a single family, 2-4 units, or a 20 unit is all different, but the end result is still ROI or IRR (over time). 

I completely understand your point about pricing adjustments driving faster leases, but my experience has shown that other factors play a significant role in a rental's performance over time.For example, I own three rentals with very different dynamics:1. 

If you find a property that you really like drive down and ask to speak with someone about the fines.

I generally agree that buying SFH as first investment is an easy way to test the waters; however, if you’re set on REI I suggest buying a duplex or quad.

You don’t get CA level appreciation in Kansas City.Some areas are high crime so need make sure you understand the neighborhood you are investing in, like any city all locations are not equal.Very car centric city, mass transit is not widely used, people don’t walk, they drive outside of a few very walkable locations in heart of the city. 

Not sure if it's worth it to gain the extra appreciation while also having to manage multiple properties that are a bit of a drive away and have unknown maintenance requirements.

Will be down in Clearwater Beach next month for a few days and planning on driving some neighborhoods in Pinellas County.