@David Fischer One man's trash is another man's treasure.

New exterior, Roof, Kitchen, Bath, Hardwood Flooring, Granite, Deck, A/C & Heat, and Hot Water Heater.im 33 yrs old and I have a w2 income and net $50k a year. i also just started my own small business (metal fabrication shop), but it is not profitable yet.  

Has 2018 metal roof, 2018 HVAC, 2022 complete repipe, 2022 water heater. 

The only things you're not allowed to invest in are IBonds, precious metals and collectibles.  

Feel free to jump in the community here and also take advantage of the treasure of knowledge here.

All these can be a treasure trove of deals that you can turn into a truckload of equity.Hope this helps.

The financials are as follows:TSP(Government 401k):  approx $40kInherited IRA:  approx $115k (withdrawals affect taxable income levels)Cash:  approx $10k (recently paid off ALL consumer debt including car, so building this up at a rate of about $2.5k/mo)Precious metals:  probably about $20k worthReal Property: 4 houses#1: Single familyCurrent Mortgage: $163k (PITI = $970/mo)Estimated Value: $160kRent:  $1195/mo#2: Single FamilyCurrent Mortgage: approx $140k (PITI = $1088/mo)Estimated Value: $200kRent: $1385/mo#3: DuplexCurrent Mortgage:  approx $120k ($1120/mo)Estimated Value: $165kRent:  $825x2 ($1650/mo)#4: CondoCurrent Mortgage: $60k (PITI+HOA $853/mo)Estimated Value: $80kRent:  $850/mo  (I rent this one to my sister, so this one is a wash)So my questions are...

Feel free to jump in the community here and also take advantage of the treasure of knowledge here.

@Michael Frankel Something to understand about properties acquired through tax liens in Colorado- before a title insurance company will sign off on a deal (ie before the property is truly marketable) either nine years must have past since the Treasurer's Deed was issued or you have you file a Quiet Title action.  

So, Ill hire carpenters and "buy my time back".I'm a former HVAC guy - I can solder pipes, hard and soft solder, but no good at sheet metal.