People just need to do your due diligence and decide what works and what they want to (or can afford to) spend their money on..... having a place in Vegas and investing in over 20 states  NV to me of all the states with no income tax is one of the best to own real estate in from a purely financial aspect. the property tax's are some of the lowest in the country.. and at least in vegas so much of the housing stock is newer not 1900 homes you find in the mid west.. 

I would look at it purely from cashflow *after* you move out.

If its purely to maximize risk-adjusted returns, then there's certainly an opportunity for that but IMO, I wouldn't go it alone.  

That's pure motivation, thank you.

A building with a couple of apartments and a nice commercial storefront is often a bit cheaper since the pure residential and pure commercial guys are both not going to touch it and it's too small for the institutional investors to pursue it. 

Have our 3 year old son which gives us great joy and my mom is 80 so putting more focus on memories for myself and my loved ones.Goal by 70 years of age is to be a Billionaire but doing it MY WAY.

@Arnel BuenoSo this is purely an investment.

Illinois an Chicago aren't worth it in general, and are pure hell for out-of-state investors.

I also included a management fee even if you are going to manage it yourself so I could look at it as a pure investment.

Even seen ads to "Avoid pet fees" by getting an online certificate which sucks, there are some good people who really depend on these animals to maintain joy in life.