Just keep in mind that an appraiser typically can't count basement sqf and thus spending a lot of money downstairs might up your incoming rent, but might not add value if you refi. 

So if you are looking at properties needing work, and that 250K is also budgeted for rehab, this might come into play.Also, there is a program called Home Possible where you can buy a 2-4 unit property with as little as 5% down using Conventional financing. 

Worse case you could spend it again but I would not recommend it.  25% is high, many people are happy with a cash on cash return less than that.

I would love to make it to the day where I can step away from the physical end of my current business and plain and simple, spend time with my family with the ability to go where, when ever feel like it.

The more money you spend in the beginning, the larger the number you have set as your break even point, and the longer it takes to reach.

Know that you will only get a rough estimate because most school districts haven't even voted on next year's budget yet.

Under delayed financing exception you can cash out what you spend initially to purchase the property or 70% of current appraisal value which ever is less.

Maybe increase your marketing budget, change your content or try a different strategy all together.Unfortunately marketing effectiveness changes rather quickly nowadays.

You would never spend $1M to build a building with a market value of $300K. 

Would love to spend 1-2 hrs over lunch or dinner with liquor store owners in the MN/WI area.