Time horizon matters a lot too, talking to a client in their 60's wanting to retire is very different than someone in their 30's looking to build and accumulate wealth. 

Kendall Knight with First Horizon bank for lending.

I feel it depends on your investing horizon but I don't mind the stock market as long as you don't plan on using the money right away. 

If you just want consistent distributions over the long-haul, you may want a more stable deal with a longer horizon, even though that may mean giving up the 20% return possibility.

Nevertheless, a facility is on the horizon and I have now started a non-profit with family to begin a secondary path.

If meaningful appreciation is on the horizon, its a different story.If you were to go the financing route, blanket loan may be your best bet through small local bank or alternative lender.

As inflation drives rent growth, properties in stable markets like the Midwest can continue to deliver returns even in higher-rate environments.Market Conditions Favor Real Estate RecoveryThe commercial real estate (CRE) market has faced significant challenges in recent years, but signs point to a recovery:Bottom of the Market Cycle: CRE appears to have reached its low point in late 2024, with 2025 marking the start of a slow recovery phase.Limited New Supply: High interest rates have curtailed new construction, which should drive rent growth in the coming years.Policy Changes on the Horizon: There is growing discussion about potential policy shifts under the new administration, including a return of 100% bonus depreciation and lower interest rates.

I am considering working with a property developer in NJ to buy land, build a duplex/triplex and sell it (6-9 month time horizon).  

(Available time, money, income, family situation, credit availability, time horizon, real estate market location and phase, medical situation, etc etc.)

First time investor, hoping to obtain my first duplex soon, and this family land purchase is on the horizon as well.