If you are looking to house hack and go the traditional route, it would most likely give you the lowest down payment option.

@Marius FleischerYou will have 50% of people tell you that you should invest there and 50% say otherwise or provide areas they feel are betterEach area has positives and negatives - my recommendation is to visit each of these areas then shortlist them and continue to figure out where to invest

In the short term rental loop hole there is no loss limitation and that has the potential to be your best option for offsetting W-2 income.

Within real estate:  private lending, syndications, Delaware Statutory Trust (DST), Opportunity Zone (OZ) funds, As mentioned, there are public market options such as REITs and their preferred shares and/or bonds. 

Both have the Roth option.  401k has Roth built in, SDIRA is either pre-tax or Roth.   

My plan is to take profits from flips and reinvest in Denver into properties that I can force equity into, that are positioned to appreciate, and that would at least break even and pay for themselves.

Quote from @William Coet: Hello,Trying to get a ballpark on what the current best terms and lenders are for 6 unit multi-family.Lowest origination fees, Lowest APR.Thanks If you go the Multifamily DSCR Loan route (instead of more traditional bank financing) rates probably anywhere from 8-10%, however, monthly debt service tempered by 30-year am and 10-year IO options 

Im working with the agent on this and I gave two options to propose and she came back with the option where there is no free build out phase. 

I am looking for cash flow positive storage building in Texas, off a major highway, with value add potential, preferably in North Texas (Sherman/Denton/McKinney), Central Texas (Waco/Austin/San Antonio), West Texas (Odessa), or greater Houston area.  

I know med students are always looking for apartments.Best options in lewisburg are probably student housing, scrape-and-build, new multifamily, or flips.Tim