The other way I fund deals with none of my own money is using a private lender that I have years of experience and relationship with and/or using HELOC and other business lines of credit.

My personal opinion is that, while shifting investments into real estate may be the right move for your situation, there is likely a lot of work to be done before you get to that step to avoid a potentially costly mistake. 

I wanted opinions because I don't want to do myself a disservice as I can be an overly attentive landlord and like my tenants to be happy.  

I’m currently diving into real estate investing and management, with the goal of purchasing my first rental property in the next few years.My son is graduating next year, and he has been interested in early investing since a young age.

My first bet of advise to you is to read Gary Keller's The Millionaire Real Estate Investor.

See my DSCR comment a above. 

For 2025 I will be taking a leave from my fulltime W2 work start 1st July for rest of the year.

Just going to piggy back on what others are saying here with a simple question you should ask when considering buying any existing property, assuming you aren't buying with the plan to demolish and build something new:- When my current tenant leaves, what kind of tenant will replace them?

I have my eye on two properties.

Brian,Please re-read my response.