While this property is not performing in terms of income, it is still possible this property could sell at top dollar with bank financing assuming the property meets the physical specs of comparable property.

Most, but not all, banks that are physically located within the state fit into this category.

So in an attempt to create a new network, meet some new folks who have more experience than I or just chat with some awesome people on the same journey, here's my intro.The name is Joseph and I just turned the big 35, I have always been a hard physical worker but I am trying to switch my mindset from physical laborer to investor.

What about using the money for a physical property (I think I need a custodian for this type of transaction?)?

They are 4 bed/4 bath units that were built to rent to specific transient (and generally fit/healthy) populations and so only have the physical space for 24" bathroom and closet doors. 

My "down payment" would be to take care of clearing it all out - the physical labor and overall hassle as they've been using the garage as storage and they don't want to sell 'as is' because they still want their stuff! 

They have been in business for 30 years, have 50,000 members, and recently opened a physical office in your back yard.  

I would also consider baking in terms to your purchase agreement that would provide monetary recourse should you discover a unit physically (or economically) vacant during your final walk-through. 

Hopefully this will change in the next six months, but for now I think land lords and property managers will just have to accept a bit more physical vacancy than normal.

I absolutely love to fly and will continue to do so until I am physically unable to.