It also never hurts to have a little extra savings for any unplanned expenses. 

I am only responsible for rodents like mice or squirrels.

Reminds me of when I was on the high school debate team and we would argue "squirrels".

They since sorta ruled against ducks and snakes, and recently, a squirrel, apparently, but for a time there, some planes were having all sorts of creatures walking the aisles.  

So, landed myself in an unplanned opportunity...potentially.Run down, I have a counter offer from a motivated seller for 417K.

On the topic of black walnut trees we are considering removal of some younger trees not because of just the nuts falling on guest parking but more because the darn squirrels love them and chew the soffits to make nests and store them.

Yet, when you're talking about a $15k property, or even $40k, 5 grand unplanned is the end of the world, or seems like it at the time.

Even if it takes you five years to squirrel away enough for that first investment. 

Run that scenario out for several years and the net value will be significantly more than if you just paid taxes on income, invested the after-tax sum into notes, and then paid taxes on the note income.So, no hard answer as we do not have all the pertinent facts, but hopefully that helps you look at your situation and see if this merits exploring further.If it may be a while before you can build enough capital to invest in alternative assets, it may still make sense to setup a generic brokerage 401k for now and start squirreling away some tax-sheltered savings.  

Your rental car is stolen while you're standing in the tall grass admiring your burnt-out husk, and a one-eyed squirrel with no tail mugs you while you are walking to the local bodega to ask through the bulletproof glass if you can use their phone to call a taxi, who laughs and hangs up on you when you give the location.