With three kids and a wife not working that will likely be the limit of your investing for the foreseeable future.Stay where you are till the youngest starts school and at that time get your wife back out working and then look at moving up in your personal home.  

Unfortunately, the appraisal is one thing that seems completely out of your control. 

This is a additional screening tool.In my opinion M2M has all the upsides advantages of being in full control of your investment property with no down sides.

Each property is going to be totally unique in its costs, so I wouldn't limit your opportunities by focusing on one area, but rather on finding the property that best fit your numbers.  

If renovation work is necessary turn over would be adjusted to control one vacancy at a time.To be successful in business you must manage professionally and be super efficient.

I believe the UGB will have expanded somewhat but the available land will still be limited when compared to demand causing an increase in price.

If you submerge yourself into real estate and learn everything you can you’ll be able to really maximize your revenue and not put a limit on your earnings.

That doesn't mean you are.Self-directing just means you are in control.

Just curious- what made you decide to go down the route of a limited partnership?

Hi,I have 50K extra to invest, and I have already diversified my other investments to many different areas using: Vanguard 3-fund index fund portfolio ( vtsax, vtiax, vwitx (60/30/10) ), M1Finance 3-fund ETF portfolio ( vti, vxus, vteb (60/30/10), individual company stocks and ESPP (around 80K), Treasury notes (6-month and 1-year, total of 40K), I-bonds (10K limit for this year), some CDs (1-year 2% at ally and synchrony), and some in savings account in synchrony.How can i invest the extra 50K?