:)Alternatively you could purchase a turnkey property that's already renovated and leased up.

Do you have any alternatives you like to use?

The alternative would be to install ductless mini-split air conditioner or ductless mini-split heat pump.

I'm very risk averse by nature, so I hire an attorney for this type of thing all the time, even though I used to be one myself.

Probably wouldn't want to go through a bank as your investment options would be limited.If you just want to invest in mutual funds, ETFs, stocks, bonds, etc, most of the major brokerages like Fidelity, Schwab, Vanguard, etc offer Solo 401(k) accounts.If you prefer to invest in real estate, partnerships or other alternative assets, there are a handful of companies active on this sub-forum that can assist you.

Another bonus for MN I was reflecting on recent, no natural disasters, like hurricanes, tornadoes, earth quakes, floods, etc, & Hennepin County has had extremely stable prices for a regionally expensive market as compared to the costal markets, Denver, etc. 

The number of units probably has less influence than the nature of those units.A 200-unit apartment complex will run very similar to a 100-unit or 300-unit apartment complex but will run very differently than 200 SF rentals or even 10 20-unit apartments.  

With that in mind, you're putting yourself at an exponentially higher risk with that extra leverageIn my humble opinion, consider these following alternatives:1) Save up more money (as you suggested) to cover the 20% down + an emergency reserve2) Look into another, less expensive market (as Kevin suggested).

The thing is I don't find a better alternative (cheaper and better located turnkey than this one in a comparable or better condition with a good layout/size).

Heating costs go up in winter, as does electric due to the reduced natural light and people being indoors more.