Vetted property and feel confident all areas are covered.

At that price range, I would definitely self-insure.The biggest thing I would worry about, as you point out, is the lack of liquidity, which is a big deal to me.

Do your homework, have the property properly inspected, and be confident in your financial numbers going in.

I feel confident in my ability to "run the numbers" accounting for things like Management, Vacancies, PITI, Reserve Fund, as well as maintenance.My issue and question has to do with financing and starting to build my RE investment portfolio.

Btw, thought this was funny/interesting -- my friend isn't convinced about title insurance (he's willing to self insure given his financial situation), and in doing some research, he found out that the title insurance premium is split between the closing agent and the title insurance company.

We self manage now and I just can't imagine having to drive to the burbs to manage tenants or do repairs.

With 10% PM, this deal essentially goes to zero gain for you.I like this place at 100k, self(well, you) managed.

I'm heavily researching self-directed solo 401Ks that will allow me to use those IRA funds to invest in real estate.

The reality is that if you can put it in competent hands and be confident that it'll get to settlement while you move on to finding the next one, that's worth something.

Like you pointed out it would take all my time to oversee the project which I wouldn't mind but I would be funding most of the build my self and would have to continue my current job to be able to support that project that would be super advantageous.