With a 25% DP on a $250k property, the down would be $62.5k now versus the $100k in your scenario. 

Maybe they had to cut through clay soil versus loam, or tunnel under a driveway???

I still have faith that using leverage in the multifamily space is a safe bet.

You can bet on where you think the fed funds rate will be with Fed Funds futures contracts, and right now that market has the fed funds rate all the down to 3% by June 2025.

So, you're not "wrong" in thinking it's complicated.The tax code plays heavily into how certain transactions are categorized and there is some flexibility regarding what we can capitalize versus deduct.

Best bet is to buy older homes that's renovated inside or you can renovate after purchasing and because older homes have at least 6 vehicle parking.

I don't know enough to bet on a particular block when looking at deals, so if that is the situation I may need to look elsewhere. 

Then there's the "Wall Street vs Main Street" concept where one can have more control of real estate versus stock & bond market investing.

As low as the market went for mortgages and housing shortage, the only sure bet in my opinion is housing prices will continue to rise. 

Always great to do research and not rush too quickly, but its almost always better when people "make the leap" sooner rather than later like you said, I'd recommend at least putting some pen to paper on a date/deadline to do your first deal versus someday