I’m sure there’s other factors I’m not seeing but RE is still the safest bet right up until the zombies start eating people.

I would bet she isn't telling you this for no reason, find the real why and work on that problem.

Finally, when the amount of the late fees totaled the amount of the security deposit, my PM told me that the tenant paid late every month and hadn't paid the fees.

They had stats for every year up to 2018 and it looks like the total population decline since 2010 is 1.689%.

You can add details in the offer that include the payment amount they are getting, total interest paid in the life of the loan (maybe you're offering a 5 year balloon) and show what the amount of principal that will be remaining when the balloon is due.

@Heather Rodden As mentioned above, and as you've found yourself, a good attorney is your best bet.

I bet you that 10 years from now you’ll be glad you kept it.

How much money do you cash flow total?

@Jacob FergusonI saw first step is to go to the bank and see the total dollar amount you can get with your VA loan and look for a property to househack.

Small banks, credit unions, and portfolio lenders will be your best bet.