Unless you're an idiot, and if you know you're one then stick to something really vanilla like VOO, SCHBB, QQQ, IYY and some T-Bills.

Just explain you won't pay dual agency and stick to your decision. 

entirely stick frame and if stick frame are you using TJI joists, what kind of structural sheathing/fire rating requirements are necessary? 

I'd recommend sticking to duplexes and triplexes. 4 units are considered commercial by building standards and have higher scrutiny.

Without those benefits, I think I'd just stick the the stock market...easier, simpler, longer history, solid returns over the long term... 

If you can, it would be ideal to stick with the fire position until you can qualify for retirement pay because that is something you won’t ever get from being an agent.

That being said I still had to monitor him and make sure he did the work correctly and not just lip stick on a pig.

Some credit unions or local banks offer portfolio loans that don’t stick to the 4-unit limit, which could work well here.

Stick with what works.

This gives you time to save or secure financing while locking in the opportunity to buy.Deferred Payments for Belongings: If the belongings on the property are a sticking point, you could offer to assist with clearing or storing them as part of the deal.