You can also do retail flips and keep the ones that make good long term holds as well.

I have seen this with what was once large retail spaces. 

I don't want to retire completely but I want an easier life and so have been thinking about buying a bed and breakfast with a restaurant/bar. 

I have a 4 property portfolio property consisting of a bed and breakfast and 3 homes which have been vacation rentals.

You are often buying at retail prices or better so there is very little forced appreciation.

The Deal1 4 bedrooms 1 full bath (Upstairs)1 1 Bedroom, (In the basement)Current asking price $179,9004 Bedroom rent: $1,2301 Bedroom Rent: $540 ( Ideally Luanne and I would take the 1 bed after we are married)Newer windows, siding, furnace and central air. 4BR unit is super spacious with laundry on the main level and new carpet in bedrooms.

Age, sf, number beds and baths and garages and area affect ARV.

Property specs: 920 sqft, 3 beds, 1 bath, year 1960Needs: new floors (currently Spanish Tile 12x12), full bath remodel (last updated 12 years ago, all white subway 4x6 tile), needs new roof, needs landscapingThe kitchen is about 7 years old (cherry wood cabs, black/white marble countertops), A/C 2 years old

@Matthew ChrismanIn addition, it is a one bed one bath unit for sale for $625 on the northwest outskirts of Austin, TX.

The only thing left that the friend couldn't take was the bed that they purchased.