Delays only create bigger problems.3.Start simple—cash flow is king.

My first deal was 5% down house hack on a 4 unit and then I used equity from that first deal to do 2 more deals once with a cash out refi and once with heloc.

Sounds like you may look at a cash-flow approach in this scenario. 

got out of flipping to new construction in our market in columbus ohio. licensed general contractor. when interest rates got high single family existing went down by 30% new builds sold at a 6% increase that year which demonstrated the desire and premium that new construction commands. never looking back. total control, rinse and repeat. we can get permits in 28 days. we can buy land cash in 21 days. we can build in 120 days to 140 days and keep moving. super scalable and easy and no risk. we build the same 2-3 Floorplans 

•My goal is to build long-term cash flow through rental properties while ensuring my partners see strong returns.I’d love to connect with investors interested in passive income opportunities or those who have experience structuring joint ventures.

Cash buyers & investors are also skiddish due to the increase in crime as well as DC’s crackdown on AirBNB’s and tenant/friendly TOPA policies.

It’s a low-risk entry into real estate with built-in cash flow potential.

With retirement in five years, your focus should be on balancing cash flow, risk, and tax efficiency.

I personally walked and researched every property prior to investing to understand what I was buying, what could be done to add value and what I should expect in cash flow and appreciation.Learning what makes a good investment for you is absolutely necessary. 

Focus and consistency are going to be your best friends.Also, I wouldn't tackle buy-and-holds right now unless you currently have a high cash flow revenue stream in place.