I'm hoping this forum can help me understand what my alternatives are.

However, you could look into a “construction exchange” where the funds are used to improve a new property acquired through the exchange, but it must meet specific IRS rules within the time frame. 

Then post something in the group saying "I am an investor looking to buy properties in (insert specific cities)."

Consult you insurance broker for specifics but I found this policy to be very protective and reasonably priced.With regards to an umbrella policy they are typically good to have.  

From the public website,The BetterLife Tribe program offers everything you need to achieve real estate success:Monthly Calls with Brandon Turner and top real estate experts, providing you with insider knowledge and strategies.1-on-1 Personalized Coaching to tailor a growth plan specific to your goals and challenges.Access to the reiOS System of Success, the exact operating system Brandon used to scale Open Door Capital to over $1B in assets.World-Class Real Estate Education and Tools that equip you with the skills to dominate any market.A Thriving Network of 1,000+ Active Investors ready to support, inspire, and challenge you on your journey.Seems like a great program like many do in the marketing materials

I'd estimate your cash flow after you pay the loan payment would be $600-$800, which a lender that understands investment real estate should give you some credit for on your DTI.As for a bank, I have a specific lender at NBI that I would recommend.

. $40k will not get you a non owner occupied San Diego property unless you find some unlikely alternate financing.

I imagine other people might have good alternative suggestions too. 

What specifically are you wanting to learn?

The tax advantages of buying/holding gas stations are pretty great.Many of the components of gas stations including pumps, tanks, external parking areas, and other equipment are classified as either 5 or 15 year property so you can bonus depreciate a lot of it (minus the land value) and get significant deductions in year 1.With the 2025 bonus depreciation rate at 40%, a $1 million gas station acquisition could still lead to $100K+ in year 1 deductions depending on the specifics of your deal.