Need to get all the costs of ownership to derive a CAP rate.

How did you derive your ARV and repair numbers?

The shorter tenor is easier for the lender to hedge the interest rate risk when it's providing the borrower a fixed rate loan (that's not done through a derivative).  

IRS has established even illegally derived income is taxable.

If you are constrained to buying, for some reason, in San Francisco, Seattle, NYC, and downtown Chicago then you'll be subject to the ebbs and flows of a cyclical real estate market, but if you own property in any of the many linear or hybrid markets across the US then you'll not be exposed to that same dynamic.Real estate investing is derived from the economy as a whole, thriving or lulling largely in step with the total real economy, while perhaps the primary thing COVID has shown us is this:  the equities market isn't. 

The Solo 401(k) also has the advantage of being more favorable for real estate investments using debt-financing such as a mortgage - as the 401(k) is exempted from a small tax called UDFI that an IRA would pay on the percentage of income derived from the borrowed money.So, as you continue your research and get feedback here on BP, think about what type of program will best suit your needs and be sure to ask questions along that line.

The Solo 401(k) also has the advantage of being more favorable for real estate investments using debt-financing such as a mortgage - as the 401(k) is exempted from a small tax called UDFI that an IRA would pay on the percentage of income derived from the borrowed money.When it comes to the best investments, it really depends on you. 

It matters not where your down payment derives from unless you have conventional financing.

While some investors find comfort in being able to drive by their assets, I derive comfort knowing that I have a team of professionals looking after my investments and I don't have the day-to-day job of property management.  

The 1% rule is very conservative for high rent areas such as Thousand Oaks, but the numbers used to derive the 1% rule can be enlightening.