While none of these options allow for immediate cash flow on the property (we are on the northern CA coast) the ARMS would allow us to break even.

When we sell timber rights, it's land we are not actively doing any form of any operation on. 

We are cashflowing approx $520/mo.

We recently did a BRRRR and got our HELOC out of the refi, but it was a lot of work and we are looking for a simpler investment.

Please keep pushing and sharing your progress. we are enjoying seeing your success in addition to learning how to pursue and analyze deals in different market sectors before blindly buying and learning the hard way.

We are experienced and have never involved anyone in our projects and have never used a loan outside of a conventional mortgage.

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We are looking at a property with a house on it plus 10 acres.

I was in a similar position a few years ago, but fortunately got married and our combined incomes helped us qualify for a larger house hack.We're on our second one in NOVA, Alexandria to be exact, and instead of rent by the room, we are renting out our walkout basement on Airbnb to monthly guests.That said, we have a number of friends doing well with rent by the room across NOVA, though they're purchasing homes with 5+ rooms or finding homes that can be renovated to include that setup.I'd recommend attending meetups such as the one I cohost, NOVA REI or Cashflow Breakfast Club or any of the others to meet those who are house hacking.

We are splitting up capital contributions at 50%, but see having different involvements in the repair process.