Maybe have the son get pre approved for a mortgage and see the proof. 

Buy in more recession proof corridors of the United States less dependent on one or two major industries, or with a large government base, or with a retirement or tourist community.Disadvantages of Buying Out-of-State-Multiple tax filings, deadlines and other local taxes due.

Multi-unit properties are much more recession-proof and when the bubbles pop the multi-units do not decrease in value like single families.

If you say "I'm paying cash"...that's fine, but nobody will take you seriously without proof of funds. 

When it comes to being rescission proof, I would always pick apartment over single family homes.

Recent bank appraisal is a good proof that the value stayed the same, however for tax loss purposes you will need to use the lower of the original purchase or the appraisal - meaning your 2017 purchase price plus major improvements if any.If couple years later you sell it below that number - yes, you will have a deductible loss.

At the right price and with the right property management company or property manager, low income housing can be profitable and it's recession proof.4.

As we get further and further in this market cycle I am wondering on every flip/BRRRR which avenue I should go down.

Cash out refinances typically require seasoning period and may require very detailed proof of the cash you spent rehabbing the property.

After speaking with one of their customer service individuals I invested $500 as did my friend and have have gone through 2 dividend cycles thus far.