My niche is Military, so vacancy I anticipate being low.

Bruckman,I'd recommend the following:Be very clear about your goals and unique value proposition.

After listening to hundreds of hours of podcasts and reading “How to Invest in Real Estate-BP”, I’m trying to decide where I want to get started (niche related) and create a plan to mitigate risk.

With a couple modifications, I believe the exterior would looks just like a standard duplex; however, the inside would be a pretty unique rental with open concept and high ceilings (10 ft).

You are right that leverage is not unique to life insurance.

( In case I have a missed connection or you'd just like to connect, feel free to reach out - I am the CO RE broker who specializes in STR/Vacation & Investment properties + owns a unique themed STR :)

I could simply offer to manage the property for them, but I'm willing to forgo short-term revenue and cashflow for long-term equity and wealth building.Value-adds:Here are the three major things I think I bring to the table that other investors (especially those not focused on this niche of the market) don't have:Acquisition: Access to off-market vacation-rental-approved properties at below-market ratesSet-up: Expertise with navigating the necessary licensing, connections to furnish properties quickly and extremely affordablyOperation: Successful (and proven) management (above-market revenue and occupancy--high reviews, fast response time, competitive rates, etc.)I would thus definitely say I bring value to the table. 

It is unique lot that was recently rezoned by city to RSL which allows me to build additional building.

Yes exactly. 5 year goal is to build a portfolio in Spokane, niche in student housing and then consider my options from there.

Definitely a new mirror, maybe something with some unique shape and not just rectangular.