Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

I have no debt aside from the properties and regular monthly credit card debt.

While I do not have an official W-2 currently, I do have a steady income, great credit, and have money saved as well from working since I was 13 years old.I relate to Ian Kay in his journey but also am very determined to make my goals/dreams a reality this year by July 2025.

Also helping was a relationship with that bank (deposit accounts) and good credit. 

Dedicate one checking account and credit card exclusively to real estate.

On another note, I had a lengthy conversation with VRBO last night while we both looked at one of my listings and came up some ways to improve it. 

Focus on rebuilding your credit, saving for a down payment, and learning the local market.

The loan does need to be secured by the property being improved if we are talking about a personal residence and personal itemized deductions on Schedule A.

It is easy for people to download fake W2s, ESA paperwork, etc, with a few mouse clicks and a credit card. 

Take out an equity line of credit on the property that can be sides as the down payment for the primary residence.