I own and manage 14 single family homes, all occupied nearly 95% of the time (stable rental market in my area), and currently analyzing a deal and figured why not ask for more input from all of you!

I only ask because I've seen many investors also get burnt out, switch careers and even liquidate their entire portfolios because of it.

Would like the subsequent to be 20 some units. way to step it up great work, I'd encourage you to look at single plots of land and one large tract of land and one multifamily or mixed use that has 20 housing units. without plats and engineering if you are really feeling it go for midrise over 5 stories wait till you see how much you can make! 

Don't try to hit a homerun, but learn how to consistently hit singles and doubles that stack up overtime. 

And your heirs will always be grateful for the tax free legacy of wealth you left Them.Post being - Deferring tax on real estate is even more powerful than investing in a tax deferred IRA or 401K because there are several off ramps to eliminate the tax throughout your entire life - and beyond.

I declined to refund even though she tried to get me to do it several times! 

Often, even if a property does not advertise owner terms, there is usually seller receptiveness for the conversation.

Is there a better option that I don't even see currently?

I can't even begin to tell you how valuable that time was in getting the most up-to-date info on the industry and doing a deep dive into what to look for, how to analyze deals, how to run facilities, rate management, etc.

@Don Konipol - That was my experience when I first started, although I've never invested $10K in a single month.