I like your parenting-style and I'll be using a similar perspective with my own kids as they get older and more curious about what I'm doing.

So after much thought and consideration of a variety of variables here's what I gonna do:Invest about 10-15% in some solid ETF's.Park about 25% with a well established HML.Invest about 25% in some 1st TD'sInvest about 25% in SFH's or 1-4 Unit MFP'sKeep the other 15% in $$$ for a rainy day emergency fund.It really depends on your appetite for risk vs. reward and your motivation to stay personally involved and hands on with being a landlord which I've been for decades and I'm over it.No more lighting pilot lights and fixing leaking pipes at 3am for this kid.

@Ryan Haase  all mold issues we ever dealt with were tenant inducedthe number one was tenant using garbage bags for window coverings. since there kids destroyed the blinds we had in the home when they moved in.LOL  

Glad when they finally left, i just paid for the damages as it wasnt worth my time or money to pursue them for damages.One was a childless couple - no kids, constantly getting deployed in alternating fashion, sometimes they would both be deployed at the same time...which is fine, however they would NEVER ever notify me of their extended absences like the lease specified and during the winter I constantly had to check to make sure they were home or if not that the heat was on or during the summer the AC was on at least a setting somewhere in the low 80's to inhibit mold growth since we have a humid environment.... this couple also bought one dog, then a second if I recall and both are breeds I'd never allow in a rental and they kept them hidden from me every time I was around.  

@Dennis Weber  interesting slant on things.. we have the same issue in Portland we have 6 blighted homes that have have multiple offers for 50k over ask  ( just kidding but not really )I bet in our city of over 2 million you could not find over 150 vacant boarded up homes and if they are some rehabber is getting ready to totally redo them... 

When her kids were older she did some part-time accounting/tax work and one day took a real estate class.

I remember as kids we would sit outside and watch them fly out of the gable vents at night.  

To have the freedom to be home more with my kids as I travel a lot for my other job.

If that averages out over the year, you might be on to something by improving everything you do and how you do it.You're kidding yourself if you're doing all that jazz by yourself.

My real estate agent assured me that he has some guys that can take care of it and I can be away for it, but he also mentioned hiring "hungry college kids".