Need investing advice

[Theo Van Soest]

OK...my wife and I (new to investing) are wanting to start BRRRRing properties, however, we came across a SFR that will cashflow $275/mo and have a 13% COCROI (and a positive future for appreciation and rental consistency), but we will have to put 20% down. This will take most of our cash and will set us back for a while. The dilemma is...do we wait to find the right property to BRRRR which we will have to use much of our cash for down and any rehab over runs, then refinance 6mo later to hopefully pull most or all of our money out to do it again, OR...buy this rental traditionally, cash flow, gain experience, and use it to find a partner with money to start BRRRRing property with 50% or less in return due to no or little cash in the deals? We don't have the ability currently to save too much per month, so our ability to put down another chunk of cash will be 2 years away at least on the current path of income. However, we have the hustle to find properties.

Our goal is to create a profile of properties over the next 10-15 years that will cash flow and appreciate over time.  I'm sure that their are plenty of other options out there too like seller financing, etc.  I guess I'm looking for a little advice from people in this space who may have been suffering from the same decision making process who have much more experience than us.