@Ted DeKowzan, CO is a crazy market right now and if you're in Golden that's ground zero just about. 

Property Location: Moss Point, MIssissippi32 unit complex4 buildings sits on 2 acres and all units are on the ground floorAll 1x1 units (Market Rent: $500/mo) 60% Occupied ( most occupants are long term social security recipients ) Per the seller (seller from out of state) all vacant units just need cosmetic rehab to be market readyPotential Gross monthly income: $16000 ( all units rented and are paying market rate) Current Total Gross Income: $7400 ( due to vacancy and residents paying BMR) Current Monthly Expenses: $1941Monthly Note Payment: $3419.43Asking Price: $660,000Seller Finance Term: - Seller wants to be cashed out for the amount left over of the loan balance ($295,000).

Obviously the convential fannie/freddy loans are the best interest rates and terms but commercial rates aren't terrible....especially when compared to historic rates.

I'm inexperienced compared to you but on my most recent purchase of a SFH, I put down about 6% with owner financing making up about 18% which gave my lender assurance I was personally invested, that there was a lot of room for them to recoup their money and helped me to have a lower DP.  

The numbers dont make any sense compared to what you can find in the midwest or south. 

Everything he's showing me is super expensive compared to comps in the area.

There is nothing like an on the ground face to face.

You’d think that if you compare to San Diego every single place is an “easy win”.

After doing some research on the flexibility of a 529 as compared to a roth, I have decided to open each kid a roth ira.

Been little busy at work but end goal is to compare it to buildrum (think TC is cheaper)...