Safe and stable, with existing tenant and new roof - unrealized cashflow in this property was the most appealing.

Resist that urge and keep the wow factor where it counts, kitchen, bathrooms, curb appeal.

What part of the commercial world sounds the most appealing to you?

My realtor thinks I should put more money into curb appeal.

The purpose is to maintain the quality of the community, so that it is an appealing place to live. 

However coming up with 30-40K for rehab is possible, especially if I will refinance when it is all over and pull all this cashback out, ala BRRRR.I would think this is more appealing to the seller because they are only holding the note short term and then they will be cashed out.

But even if we take that, we still plan to invest more passively, as you recommended, but just not loving the two platforms I've eyed (well I do, but just anticipate lower returns & no tax benefits), and while syndications are very appealing to me, without the tax benefits & not being accredited, and not knowing which projects to jump on...not sure how to proceed. 

If not, start, on everything that may appear appealing.

If not, then buy some decent properties that appeal to solid renters.

Yes, I see how the thought of charging the tenant the $70 is appealing but in the end, I believe it hurts you and I want to be in this game for the long haul.