From their I've built other businesses besides real estate.. that provide cashflow and the ability to invest in real estate and other passive vehicles...

I bought ETLY (a company that makes electric vehicles) at $0.045.

Many people thought that online vehicle auction sales wouldn't become anything.... but look at how many cars are on Ebay now!

Bandit signs, vehicles magnets and wraps, window decals, business cards, online advertising, penny savers ads, + many more areas.

All properties do NOT fit this model.Commercial apartment buildings (5 units+) are an entirely different investment vehicle than residential rentals.That said, using 50% for commercial multifamily may be ok, and it may not be.

As Jon pointed it out, its really just a liability over time. even if your for sale price doubled your purchase price after 30 years.I can't argue with your numbers above, I've always liked RE as an investment vehicle over the market anyhow.

FHA will not insure a mortgage if it is determined that the transaction was designed to use FHA mortgage insurance as a vehicle for obtaining investment properties, even if the property to be insured will be the only one owned using FHA mortgage insurance.- 4155.1 4.B.2.b FHA Requirement for Establishing Owner Occupancy & 4155.1 4.B.2.c FHA-Insured Mortgages on Principal Residences and Investment Properties

I have also set aside a budget to market the listing in specialty vehicles like Luxury Homes Magazine, etc.  

It will all vary upon your situation.A Roth IRA is a fantastic tax sheltering vehicle.  

If you decide ahead of time it is not worth it for you, and there is nothing wrong with that, then I advise exploring the more passive investment vehicles already mentioned.