We would really appreciate any advice on what types of account we should use to invest our money aside from a traditional taxable brokerage account.

On a traditional loans your credits cannot go towards your down payment to a degree usually just count on putting the minimum down on a loan as a down payment and negotiating other costs as a credit.

In addition, in this market, depending on the area, 8% COC return on a traditional 20-25% down is pretty good in my opinion.

3) 10% for a commercial building is hard to get, but since he will be owner-occupied, he may be able to get traditional financing at 70-75% and get another 10-20% from the IDA or SBA. 

In my gut there was something off but maybe i was scared or nervous to make the wrong choice?

@Julie Verardi  are they obligated to shovel and get a $40 discount each time it snows or do they have a choice to shovel or not? 

If incomes don't keep rising, prices will soon hit a ceiling.Second, and related, the Fed is becoming increasingly hawkish -- they have no choice but to increase interest rates this year to fight rising inflation.

If I had a choice I would want to stay in Long Island, New York close to home but with house prices and the low inventory I do not see how that is possible. 

I have not had an income in the last 5 years so I don't think I can qualify for a traditional loan.

My question is should I use a hard money lender or go the traditional route?