I know you don't want to deal with tenants and their problems, so why not either:A - Buy a NNN property where you don't have those problems, but still have cash flow,...orB - Take your $500k, and partner up with another investor where they deal with the tenants.

Thanks @Iris OlivasI did some searches and ended up on a site that provided state by state listings of Private Lenders some of whom did 75k and up. 

(check page 7 of this IRS Pub)Something that's non-passive and you materially participate means you can deduct those losses up to the excess business loss limit. 

They were up to $345K value for awhile and right now, I believe they'd sell around 305K.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

You never know what opportunities are going to come your way by going to your local real estate meet up.

There’s not really a lot of value add opportunity or sales comps in this space for our area.I typically (BRRRR) purchase fixer uppers with cash, fix up, rent, then refinance on a DSCR and get all of my money back.

And then you have lace village going up.

., and getting familiar with each zipcode so when the next lead comes up, you are much more educated to handle a conversation or pitch a solution. 2.

Cash flow is definitely the biggest challenge; both in terms of finding properties to buy that cash flow with a loan on them and just company wide given interest rates and labor/material is up and, at least where I'm at in Jackson County, MO, taxes are way up too.