Steve S mentions a mix of returns from rent and also sale proceeds 5 to 7 years later. 

It wasn't long ago (maybe less than a year) when I was telling people a duplex w/ a decent unit mix (Other than two 1/1s) started around 600K.

Two weeks go by and now i'm now being told that there is now a 3rd party in the mix who is offering more money.

I am with @Emilio Ramirez  the focus should be on updating existing housing stock and I would add vehicles and manufacturing to the mix. 

Don't even need to touch my IRA's or 401K's.My dad invested in a mixed use property, with two stores, 4 garages, and one large apartment.

We (my fiance and i) are also holding our annual meetup event which is a mix of clients contractors, new investors and more. 

Currently focusing on 4-24 unit, mixed use properties. 

Valley is going to be a little more unique because almost everything is on well and septic.You can get a feel for what you can have the tenant pay for by looking at rental ads. typically single-family has them pay all utilities, and duplex-up will be a mix depending on how it's metered.

Income: $85k/yrCredit score: 800+Based on the podcast, it seems like the BRRRR method with duplexes (single story 2br with a garage per Dion Mcneeley) is probably the best option for me to get started, maybe mix in a small vacation rental.

Duplexes w/ any kind of decent unit mix other than 1/1s tend to start around $700k and go up from there.