Getting closer to1st deal in Pittsburgh area, feedback wanted!

[Laura Srocki]

So I'm hoping to start buying properties to help with retirement/F I. I will be using the BRRRR strategy. I found a mentor! She's only 31 and has 18 units mostly SFR. Her strategy is a little different than mine she's buying and paying them off one at a time. She has a longer time line, I'm almost 54. She's also an agent but mostly works full-time as an appraiser. We've been house hunting once and have plans to go again this week.

I really wanted to get some feedback from anyone on here especially from Pittsburgh investors. I feel like I’m getting closer to making this a reality but I want to make sure I’m being realistic. I know a lot of people get started without a ton of money but I don’t want to buy one house and then not be in a position to continue buying more. I’m not trying to crush anything or have hundreds of units. I just like to replace my income over the next 5 to 10 years.

So here’s what I have to start out with.
$50,000 in cash.
Mortgage approval for $1025 monthly payment.
Ballpark $40,000 in home equity if I decided to use HELOC.
Enough cash flow after bills etc. that in the worst case scenario I could afford a $500 mortgage payment out of pocket.

My plan A would be to find a $40K SFR and use 10 to 15 K or less to fix up. Then do the BRRRR thing.

Questions.
Is it Best to start BRRRR buying with cash and then take the money out later to repeat?

Or is it better to put a down payment of say 10 K get a mortgage and maybe be able to buy more than one this year?

Is buying an SFR under market value and be able to add value the best way to start (since SFR is usually easier to appraise compared to a duplex etc) and hopefully when I go to refi or put a mortgage on it it will be worth more than I put in and I can take that money and maybe start focus focusing on small multi family.

Is it possible to cash flow on SFR or small multi family with a commercial loan? Like after I get past four conventional mortgages?

also if you are from pittsburgh. the areas im looking at are new ken( she's from there and knows the area very well) lower burrel, tarentum, natrona heights etc. this is mostly a cash flow area, not really for appreciation in most cases.

Sorry this is so long, but I’ve been listening to BP podcasts and others 4 to 6 hours every week day for the last six months And reading etc. But from what I’ve told you does it seem I’m in a position to make this happen meaning I’d like to eventually get 3- 5K a month in rental income after expenses etc. on a 5 to 10 year timeline. And I don’t make six figures. More like 50k yearly. Thanks in advance for any feedback or advice. And thanks for reading this long post!