The goal is to make good affordable apartment in a good city.

With 13% appreciation in 2020, and rent rates that vastly exceed a mortgage payment, if you can afford to buy, you should. 

I can't pretend to understand why a bank will refinance my purchase once I own a property, but they won't finance before I own it, yet that's been the case every time.If you want to buy property without a bank because you have cash on hand, find properties that you can afford with the cash you have or can raise privately.

There are many reasons for this - real property will almost never fall to zero, cash-flowing assets that also appreciate are ideal for both income and wealth-building, and there are many tax advantages afforded to real estate investors that aren't available with investments like stocks and mutual funds.

I have a 457 plan through work, I currently contribute $12k a year (max is 19.5 but I can't afford that now).

Can’t afford hardwood, house already has gorgeous mid century hardwood floors.Will be hiring a handyman/contractor. 

They are typically very affordable and can be less burdensome than managing an LLC.  

Basically im open to all real estate optionsOnly turn key if it is a short term rental with a bunch of Air bnb booked out already, I have a solid contractor who is good and very affordable so dont mind a dump at the right price 

He’s a tech guy that needs the write offs, likes real estate investing but is pretty hands off.I also cannot afford to buy properties on my own right now as I live in a hot market (Phoenix) and nothing here worth buying is under 220k and I’m not comfortable yet buying out of my area.The next property is his downpayment, closing costs, etc, but my credit.

Unit mix should be market driven and keep in mind there may be benefits to having a % of the building affordable and accessible.