It's currently making roughly $77,300 in gross income for 2023 number with an uncompleted dirt backyard, if I add a nicer backyard with jacuzzi and more backyard activities It could potentially increase the rental income.One way to structure this deal better for use as a vacation home is to negotiate a longer balloon payment period with the owner.

There are lots of potential projects that haven't been announced or talked about.You seem to correlate # of listings on the market with appreciation/depreciation. 

I read his book (in both English & Spanish, good practice).  

Not sure about where you're looking, but anywhere in Colorado here, if the home is zoned single-family then you can rent that separate space I'm talking about as long as you live there, but as soon as you move out, you can only rent the whole home as one unit.The trick then is to find a SFH with a potential separate entrance to the basement that is zoned multi-unit.

You asked good questions in your post and, if you take your time and really consider what it is that is important to the practice you want to build, then you'll do well. 

You want to invest just to have a place to live and potentially offsetting your mortgage payment by renting out the vacated rooms or having x amount of cashflow in the future?

Your response will then dictate potential methods to transfer wealth.  

It also really helps to have an experienced VA lender on your team like @Zack Karp who can help you avoid & navigate potential problems.

Billboards are new animal to us & their potential is a gray area to me. 

Tom Wheelwright’s WealthAbility is a full-on SCAM with shoddy ‘business practices’ that needs to be investigated for consumer fraud!