However, my patience is running low.

Bad part about low money programs people don't talk about, before 2022 this would not be a factor

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

On the low end, you had $1365 as the rent assumption. 

I know this seems low, but the way I see it, this is how much the buyer would potentially walk away with if they posted it on the market and minus all the fees and concessions so I am getting them to that number with none of the hassle and removing the issue of a looming foreclosure.

I’ve reviewed a number of theses DST’s across numerous asset classes  and there performance /returns are generally fairly low and unimpressive. 

. - low vacancy.  

Plus, house hacking with a VA loan’s benefits (no down payment, low interest) is a no-brainer.After a year, transitioning into BRRRR with single-family homes makes sense, especially since you’re working on your real estate license—it’ll sharpen your skills and help you spot opportunities.

Low and behold they just shut down my membership. 

Her credit is that low because she is financially irresponsible.