As others mentioned the rehab costs/ cost to build is a huge factor in your numbers. 

I agree that I could much better devote my time to obtaining the equity type of property you mentioned.

To play Devil's Advocate, many of the areas you've mentioned have minimal, if any, capital appreciation.

I’m debating whether to prioritize buying a rental property versus investing in the vehicles you mentioned, or just going in 50/50.

I've ran into people who are actually accredited potential investors and people who look the part but when it gets to the nitty gritty they mention the "I'm with a group of investors, let me talk to them" middle man line.Need your help. 

That certainly would fall under wear and tear that Jason mentioned.

Depending on how much money you have (the money you mention is for you to live on), it could be enough for the 25% down and the reserves a bank would want to see but this becomes high risk pretty fast since you will be giving up a HUGE chunk of money you have to live on.Finally, Brandon Turner's book on no and low money down investing can give some ideas on creative financing.

@Alexandre MedranoOne thing nobody here mentioned is contacting some local property managers.

I am in Boston, funny you should mention it!

@Jimmy Ready as @George Blower mentioned, you can take advantage of both a Self-Directed IRA and your work 401(k).