Realistic because I see people do this all the time, but hard because the amount of deals and capital it takes to get to 10 K passive per month is no joke.

Instead of tying up your capital in a high-cost primary residence, consider taking the would-be down payment and investing it in out-of-state properties.This strategy allows you to diversify your portfolio across multiple assets, spreading risk while potentially generating cash flow and building equity in appreciating markets.

Another strategy would be to partner with another investor who could provide more liquid capital and how obtain a DSCR loan on this property. 

That said, I'm looking to BRRRR this upcoming year, but that's only because the first 3 properties allowed us to build up enough capital for this strategy to make sense. 

However as you correctly point out this is far more risky and or its risk capital compared to buying a income property.. but the reward can be strati-spherically higher .. not just a little bit but it can be life changing profits on some of these deals.

Portfolio = Income derived from financial instruments like dividends (including REITs), interest, royalties, and capital gains.Mostly income w/out loss potential, and favorable tax rates.Cap losses may offset cap gains w up to $3,000 loss.

Truthfully, I don't think a Capitalization Rate of 8% is terrible plus you'll have an appreciating asset along with the tax benefits.  

i provide dishwasher if we are putting a new kitchen. also a garbage disposal.sometimes i provide washers/dryers if i have extra laying around (i always seem to have them).sometimes i have purchased fridges and ovens since it's best to invest in capital expense and get a tenant than to have a house sit empty forever.our lease also states that tenants should purchase the appliance plan, which noone really does purchase. 

I need some flips for capital.

Keep in mind, the region is immensely sought after, leading to notably low capitalization rates.Positive cash flow from a rental property becomes challenging; however, there remains potential for substantial returns through appreciation.