I started out last summer buying into all the typical internet rookie stuff like investing out of state. 4 months of late research nights and early morning phone calls later I flew to Ohio and almost purchased a couple places there (thank you to @Ryan Deeter, @Bryan Thomas, and everyone else that put up with my relentless phone calls and emails.

Given the overall tone of your post I would agree an index fund is probably a better choice for you

@Caleb Ryan This sounds like a good find.

My 2 cents: I could be wrong, but from reading your posts it feels like you might ready be trying to talk your way into this situation as being a good investment choice just so you can keep the house in the family.

If it was my choice I would have gone for architecture technology.

I'd rather have as little of my own money in a deal as possible, so if my only choices were 20% or 25%, I'd choose 20%, but honestly, I try to find ways to keep all my money out of the deal, period.I'll borrow so I can offer cash on a property and get it at a cheaper price so that when I refinance, even though they keep "25%" equity in the house, the refinance is on a higher value than what I paid.

I feel like I am making the right mental choices but its hard not to believe I am overthinking things.Has anyone else felt like they have analysis paralysis? 

@ChristianWeber I see you have 3 choices: 1-Accept as is and eat it(not recommended)2-Walk away and learn to spot some of the issues before you pay for an inspection. 3-Ask for cash back at closing to cover things in report, start around $15k-$17k looking at your numbers.

Does anyone have feedback on the idea of presenting the tenants with a choice between two leases? 

@Ryan Beal Congrats!!!!