If your portfolio is pretty resilient to vacancies, you can reduce your liquid reserves.

Sponsors who attract LPs from a variety of backgrounds (not just friends and family) create a more resilient capital base.If you want to become the kind of LP sponsors love, or the kind of sponsor LPs line up to work with - start with these four habits.This is how trust is built.

Plan ahead too—you don't want to buy in a neighborhood like New Albany where property prices spiked because of the Intel plant, which won't be under construction much longer, and won't need as many MTR rentals once complete. 3.

SFRs are usually easier to finance and sell while multiunit properties can offer stronger cash flow and more resilience if one unit is vacant.

Another via running a boring manufacturing plant making paper straws. 

It’s historically resilient in downturns, and the landlord-friendly laws make it appealing.

Thousands of jobs are coming online, and nothing drives long-term growth like income and population growth.Where I happen to live in Queen Creek LG is about 65% towards completion of a new battery plant with a 2nd one planned.

Memphis and Cleveland both offer strong cash-flow opportunities, and having properties in separate cities can help you stay resilient if one market softens.

It takes real courage to open up like this, and it's clear you’ve got the work ethic, mindset, and resilience to build something amazing from here.You're actually in a unique position:Free rent = huge advantage for saving/investing.$70K = a meaningful amount of capital to get your foot in the door.Construction/remodeling skills = major asset in real estate investing.Strong motivation tied to your son = powerful fuel for long-term success.Given everything you’ve shared, I’d recommend starting with a long-term buy-and-hold rental in a market that cash flows well - ideally one where your renovation skills can add equity (without requiring you to move far from your son).

Looking to get a great first deal so the property has some longevity and resilience.