But starting with single-family can be a great way to gain experience and confidence before tackling larger deals.If you were someone I knew personally, I would probably suggest multifamily, but it's not for everyone.

STRs in Non-Traditional MarketsShort-term rentals in areas near universities or event venues are gaining popularity.

Using a heloc as 1st mortgage really only has a major benefit if you have idol cash sitting around from your paychecks. 

I never paint, swap rugs (except flooding), or do other improvements on rent controlled units This can lead to blight.Who benefits from rent control?

Paying off the mortgages negates one of the biggest benefits of investing in real estate, leverage.

I don't think I can reap the same benefits from notes that I can from owning property.

You can use bat insulation or spray foam, which has the added benefit of giving you an air-tight seal and also keeps the bugs out. 

It will familiarize you with the basic terminology and benefits.

I’m eager to gain hands-on experience and learn from an experienced professional.

The only way to make money in bad neighborhood through LTR is either getting the government benefit or running it as a slumlord.