. :-)I would bet that rates will start to ease come spring of '24.

The linked "fact sheet" is, well, oddly light on facts. 

Your best bet is likely going to be trying to figure out some sort of seller-financing, or bring on a partner to the deal that can supply the additional cash. 

With $20k your best bet is to house hack a duplex in one of those areas.

These tenants are so big that obviously you aren't going to get a personal guarantee out of them, but they're also such a safe bet that it's not seen as a big deal.In the smaller range of 3-5 year leases and small businesses, you don't see a lot of NNN, and you see more personal guarantees for the first term of the lease.

You bet!

I also find it very odd to list your qualifications on financial literacy then follow it with very (in my opinion) poor real estate financial modeling. 

I agree with everyone that two beds in the Master bedroom might feel a bit odd.

Title underwriters are wired differently and see risk that’s either invisible to us (due process noticing, etc.) or non-existent (odds of an heir born in 1850 objecting to a petition in open court). 

Put in the effort, build relationships, prove your value, and improve your odds of finding someone to help launch you on your path.