@Yannes ChiangI have the same issue, not much out there for investors below $1m ... go big or go home I guess?

I guess my main motivation for wanting to go with the tankless is space and mounting options. 

So in all I guess I'm looking to connect with many different types of people and going about it in different ways.

As for real estate in my 401K, I guess my biggest issue is that my goal is to replace my current income with passive income via real estate and I am on a 6 year plan to retire.   

In the owner finance, you take a fat down payment, so I guess more money upfront in that scenario, but is it more lucrative in the long run compared to rent to own?

After securing financing, I'm guessing I should pursue working with an attorney and securing investment funds for the downpayment simultaneously, and then contact the real estate broker selling the property?

The daughter guessed she’d sell for $140k-$150k.  

I guess I'm trying to gauge how to best put myself in a position to buy - how hard was it to refinance out of hard money if that's what you were doing?

I guess my main question though would be what other area's should I be looking at.

But when a refi happens right before a sale and 1031 the IRS has had a tendency to view that as a way of taking profit and subsequently disallowed the exchange if it was audited.