Yes, it would be unwise to put this into an index fund like that.

I have a property that I retitled into the name of an LLC.

The previous owners turned in into a single family home.

Whats ARVHow much do you expect to get into rehab

I do not do any flat rate to the tenants I just bake it into the rent! 

In my opinion, since the tax code is open to interpretation, I interpret as much of my costs as repairs unless something obviously falls into the definition of asset.

I would like to purchase a three or four Plex and live in one of the units.I understand I can use an FHA loan or conventional loan with only 3 to 5% down in order to get into the property however I live in a very expensive area and the properties I am looking at are currently 700+. 

✅ No risk, no cash out of pocket✅ You work with, cooperate with, the homeowner instead of negotiating against them✅ No tenants and toilets✅ No maintenance or repairs✅ Short-term deals with sizeable assignment fees✅ Those fees can fund long-term strategies like buy-and-hold or fix-and-flipIf you’re an aspiring investor looking for a low-cash entry point into real estate, Cooperative Assignments are an effective strategy.  

I have been looking into what kind of lending options I would be eligible for on properties for BRRRR or flips.

He's got a great wikipedia page that breaks it down.