An example of an exception would be specialty HVAC components such as roof exhausters which are classified as 5-year assets.

If anything I'd go back to options trading but I need to start doing something because healthcare is exhausting and I'm tired. 

Your point about cap rate being more of a market sentiment indicator than an absolute rule makes a lot of sense.I’m going to dive into those articles you shared, but one thing I’m trying to wrap my head around is how you practically compare “like-kind” assets when you’re evaluating an area you don’t know well yet.

Then there are small towns that are more than an hour away from larger cities, so not commutable and Home Depot is more than an hour drive away. 

Chances are this annuity is either 1) a variable (stock market) annuity which likely carries higher fees than an index fund. 

Violating this can blow up the tax advantages.Bonus Option: Solo 401(k)If you have any self-employed income (even part-time), you could set up a Solo 401(k).A Solo 401(k) offers even more flexibility than an SDIRA:Allows real estate investingHigher contribution limitsEasier to take out loans against itMore streamlined for checkbook controlTax ConsiderationsNo taxes or penalties on the rollover if done properly.Your investments grow tax-deferred (or tax-free in a Roth SDIRA).You can’t claim depreciation or take normal real estate deductions for properties owned inside an IRA but your profits avoid capital gains tax while inside the account.What You Should Do NextContact a self-directed IRA custodian (like Rocket Dollar, Advanta IRA, or uDirect IRA) to set up an account.Let them handle the rollover paperwork from your old 401(k).Start identifying real estate deals you want to fund using SDIRA rules.Work with a tax pro or CPA familiar with SDIRA rules to stay compliant.This post does not create a CPA-Client relationship.

Our Cash on Cash return was lower than an Ally High Yield Savings account!  

Divorce, Estate, Retiring Landlord, Relocating for work, Exhausted Landlord, Failed Flip......

So if need be I can take out a loan at 9% APR if I exhaust the 30k living costs.

If you’re into real estate investment because, well, you like the potential returns but you’d rather visit a museum rather than visit a potential property acquisition, or you’d rather read a good novel rather than an appraisal, or you’d rather socialize with the neighbors than attend a real estate conference, you won’t be happy, and probably won’t have great success as an ACTIVE real estate investor.