Water is more straightforward (pipe, pump, tank, and money - to buy water rights - and you're good to go).You're right that North along the Platte River holds opportunity for what you want to do.

Again like you I hit big in the flip condo market many years ago before the first tank BY LUCK!

Hope you have a tank to go collect rents though...

The house in 38109 as the tenant was moving out, I had the furnace, H2O tank and AC unit pulled and put in my storage unit.

Many people can make bad decisions or fall on hard times to tank their credit score, but it takes a special kind of person to go through the whole process of getting evicted.

Thats not to say that there aren't ethical and hardworking operators in that space, but unfortunately there are more than a few sharks as well.When I mentioned turn-key properties I meant finding a home in your home market that needs little work to get rent ready.

.- asset protection from creditors in some states- borrowing money from the policy does not show up on your credit report or affect your FICO's- Privacy since the life policy does not show up tax returns and financial statements, unless if you claim it- Provide liquidity outside of qualified plans like roth IRA, IRA, 401k, 403b, defined benefits etc which have high restrictions on access to the money, potential withdrawal fee's, federal and state income taxes, age requirements, req min distributions potenially, limited access to funds (lesser of 50% of 50k on 401k's), guidelines to adhere to, and moreI think qualified plans are a good part of the overall financial plan and can be used to great advantage for RE investing along with correctly structured life insurance to provide adequate liquidity since most real estate is not very liquid and credit is not always available to obtain the access to capital that you may need (tailored to RE investor audience) especially in an emergency when your credit tanks or borrowing guidelines are constantly changing.Not all life policies are created equal and there are many different types of life policies from Variable universal life, whole, participating whole life, indexed universal life, straight 20 whole life, survivor joint life policies, term life policies, and more.

I'm planning to add a 300 gal tank to capture roof water for the garden.

(As Mark Cuban from Shark Tank would say).

Heloc can be called due if market tanks, I'd do a cash out refi.