I see a viable compromise where you allocate X amount to first year of school and X amount to first investment...then decide where the rest of the liquid funds go based on how things play out over time. 

If you have enough saved up, they might like how liquid you are. 

I had a liquid chlorine feeder that would take 4 gallons of liquid chlorine and inject it when chlorine was low.

If you buy a 3 or 4 unit you will need to have a post closing liquidity of 6 months of mortgage payments, you will just need a little more in the bank as opposed to just buying a duplex. 

The caveat is, it's a little bit tougher than buying a REIT, there are more rules, and it's nowhere near as liquid as a REIT.

All you need are your purchase price, projected payments less servicing costs, liquidation price, and projected dates for each of the previously listed events.

It's not at all uncommon for the lender to require that the sponsor has a net worth equal to the loan amount, and liquid reserves of at least six months of payments. 

You could put multiple properties under one commercial loan and get them appraised individually as to save you some money on the back end should you wish to liquidate some in the future.Other options are:HELOCs offered from some of our local banks can push up to 80% if it is your primary residenceTypical Hard Money LendingPartnershipsetc...It all depends on your goals and plan for the funds are you looking to flip, grow your portfolio and leave in the down-payment, or try a BRRRR strategy to get your funds available again.

Also, I would advise to use hard money due to the reduction in risk which allows your money to stay liquid if you need to handle any unexpected issues that you weren't planning on.

When he flushes the toilet, often his toilet is overflowing and urine and feces liquid is coming through the ceiling through the bathroom fan and dripping all over the toilet and the floor.This has happened and been documented 4 times, that I'm aware of as certainly it happens when i don't happen to be here.