I say that because I have no control over the stock market, but I do self manage my single family homes.The absolute safest investment is certificate of deposits or savings accounts that are FDIC insured, but they pay sub 1% return.

My team and I have found a fantastic fix and flip that we have a very strict time line to acquire.

Sounds like that is your star employee that is helping contribute significantly to you fantastic success.   

I wish it wasn't.What's probably going to happen now is that you'll carry around this experience and the grudge it engenders for the rest of your life, and after you buy a house, the next time a politician stands up and starts talking about tenant rights and rent control and rent moratoriums, you'll nod along, and bad things will happen to landlords, and we'll all scream bloody murder here and in other forums on how unfair, unfair, unfair it is that people hate landlords so much.How much we contributed as a group to bringing the public outrage on ourselves through unethical, grasping business practices like this, well, that won't be as enthusiastically discussed.

Her lease specified that tenant is responsible for pest control inside the apartment. 

after seeing this black swan event of Covid and rent moratoriums that were out of the investors control..

We went to visit a spectacular log cabin in Clyde, NC: mountain views, hot tub, 3 porches, glorious vaulted bedroom ceilings, and best of all: potentially FANTASTIC cash flow. 

There is no way to tell, but this escrow thing puts a third party in control of deciding if the work is completed 100%, if it's good enough, etc...

Since there is no custodial requirement for the 401k, you don't need the additional expense and administration of an LLC to obtain checkbook control.

Cash flow is fantastic, and with the recent sale of our home - we now own this free and clear.