Spokane CountyAverage Purchase Price: Approximately $400,000Average Rent Prices: Around $1,600 - $1,800 per month for a typical 2-3 bedroom home.Investment Appeal: Spokane offers a mix of urban and suburban properties with solid rental demand driven by universities, healthcare facilities, and a growing tech sector.

I lost both my parents last year which was horrific because they were my universe! 

I am currently assisting an investor out of California with a flip in University Heights.

@Brandon Carlson 63117 (Richmond Heights) , 63130 (university city which is close to Washington Univ) and 63110 (tower grove, Shaw, dogtown) are all very good areas.

Usually there is not a universally true right and wrong investment decision that applies the same to every individual.

I'm invested in the University Heights area, and from looking at the market, I don't see a whole lot of activity happening in the area in 2024.

A lot of our guests are coming to visit friends or family at the university, or they are visiting professors, etc. 

You are making an arbitrage already by 1 to 2%.But then, if you are using a bank to get that line of credit, and use the loan to invest, your interests are deductible.You then reinvest that money that will provide enough cash flow to pay the interest and continues to grow also.I would suggest that you check @Thomas Rutkowski website and Youtube channel You can use a Whole Life or an Index Universal Life Insurance for this strategy.

Based on your list of wants (I like that you are clear about this), I reccomend either investing in a note fund (@Chris Seveney's allows you to be non-accredited) or finding an asset manager to manage your note portfolio for you. 

I own a house near a university where I rent by the room.