Hey Matt, I own 2 duplexes here in Columbus, Ohio and I would say that buying duplexes in an appreciating area would probably be your best bet.

I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

I bet a good amount of money that he never calls either.

But I'm willing to bet that what current C4D holder is trying for, so his $ is a joke too. 

Sticking with one state, once you fully understand it and learn all of the laws is your best bet.

We knew the bet.

I completely agree with the other answers that getting someone to help you is a good bet, having someone in your corner who understands the intricacies of the tax code rather than DIYing that should save you more money (and time) than you're paying them ever since I got my first rental I've had a pro doing my taxes but kuddos to you for being able to juggle so much for so long on your own!! 

Your best bet is to take a 12-36 month STEPDOWN prepayment penalty. 

Given your own comment about the profitability of the deals, I’m not sure how you could pay that.So I guess your best bet is love money from your loved ones so might want to support you.

You'll find a lot of members spent a year or two immersing themselves in all things real estate while stockpiling cash, prior to actually making that first "all-in" bet, that real estate often, by it's nature, is for first-time investors.Hope that helps!