Keep in mind, adding "cute", and upgrading things won't increase your rent or ARV past what the market in that area will tell you is the max. 

Hi Kin,Three quick questions come to mind that would impact your situation.

These are the top three features I always keep in mind when evaluating a potential property:1️⃣ Location Matters: Properties near attractions, with great walkability, or offering something unique—like a waterfront or mountain view—tend to perform better.

., retirees, dual-income households, or tenants relocating for work) may reduce risk.Stay Up to Date on Landlord-Tenant Laws: Understanding your rights and obligations can help you navigate issues more effectively if they arise.That said, if the potential risks are keeping you up at night and the financial pressure of an eviction would be too much, selling may still be the best option for peace of mind.

There are opportunities out there but some strategies are risky. 1 - Airbnb (STR) comes to mind - very competitive, very saturated and becoming highly regulated.2 - Most STRs are transitioning to MTR so that market will be saturated soon if it isn't already.3 - Insurance crisis in florida is getting bad so those costs will eat up cashflow and short term appreciation.

Keep in mind that DSCR loans are how most investors have scaled. whether its residential DSCR or commercial DSCR at 5+ units. personally, i like them better. few reasons why:1. seasoning period is only like 10-30 days vs 60days going conventional2. seller max contributions DSCR is 3-6% where conventional its only 2% max3.

Consider investing as a partner or lender with someone in an area such as the Rust Belt that does produce cash flow - but keep in mind that the long-term trade off will likely be less appreciation for that investment.

As for vehicle vs RE, I agree this was a vehicle but the peace of mind was unrelated. 

Keep in mind I am servicing my own HML s  PS Its great you come on here and communicate so the rumor mill does not go wild.

Bear in mind, you're not investing in a retirement account to take advantage of tax deductions, as there are no taxes.