After everything I read, it seems like it all comes down to "having a team", "if the numbers are right", and "finding a discounted property".Investing technique: Preferably BRRRR Method. 

If you want to be safe, I would tell the bank and get their consent. 

If you’ve never owned a rental before, I’d highly, highly, highly advise staring out much smaller than 13 million and 100 units, and frankly unless you have 13 million in cash no bank is going to lend someone with no experience 13 million dollars, I’d start with multi family in one of three places, a class Baltimore, canton, fells, Fed hill etc, Frederick or the eastern shore of Md all of those markets are somewhat affordable have good tenant mixes and a relatively safe, see how it goes, if you like it, than buy another 2-4 unit, than another maybe once you have 8-10 units if you still like it, still are making money than go for something bigger.

Hilton Head Island continues to be one of the most consistent markets for investors to get a safe return.

Uptown is generally safe everywhere, but the rest of the city can be block-by-block. 

We who were real estate investors then, came across these strategies, techniques and methods haphazardly.  

So a three bedroom home could safely house seven people. 

$20,000 is really your reserves that you want for your first deal to be safe.

That is too little to do creative finance safely.

For first time investors, i think that the BRRRR strategy is a pretty safe bet.