Let's try reframing this @Eric Justice:Buying all-cash, reduces operational impact weight to a level that feels very stress and urgency free. 

My area I feel has very little appreciation at the moment although rental prices have increased rapidly over the past couple years (many landlords have not yet raised prices to what market can support). 

Any advice is greatly appreciated, below are a few of the questions I am kicking around curious if anyone with experience can weight in:1.

Correct me if I am wrong but Joe Schmoe with no experience and no education can call himself a financial advisor.There is no governing body that administers the term 'financial planner' so I put litte weight into that title / profession, whether it is fee based / non-fee based. 

This can be quite expensive. 3) Make sure you buy furniture with a high weight capacity. 4) This arrangement doesn't attract the best tenants.

Total rents increased by ~14% (weighted average).

I am based in Grand Rapids.

Mardi Gras and a rapidly expanding cruise industry.

Now if he gets you by the hand and shows you how to buy with no cash and credit, and you are able to buy, then his snake oil is worth it weights in gold, but he will have many excuses his business is selling snake oil not real estate.

Note* Cypress fencing is no longer available since the Wuhan Flu outbreak.Currently, these scrub trees growing taller exceeding my boundary just feet from the rear of my pool cage.The side neighbor (rental house)  has a large oak tree towering high with branches exceeding  my fence and rapidly reaching for the pool area.