I am currently trying to break my analysis paralysis. 

This makes the property break even.

I have a few people interested in investing with me strictly as cash partners.  

There are really great REI opportunities in different markets - markets in the Midwest and Southeast of the country are particularly lucrative - where not only are the purchase prices reasonable for most RE investors, but the homes are turnkey (new builds or completely rehabbed homes, tenant ready, systems 10 years of life remaining on them, property management teams in place) with appreciating home value AND appreciating rent.

Or they somehow break or even disappear when tenant moves out.

I don't think your first property needs to be perfect, but doing the work in advance gives you the possibility of refi (in a good rate environment) or more equity on a HELOC.

I have about $62k in available equity I can pull out.

It was a big moment in my real estate journey.

Let’s just say a home was $150,000 in 2019.

With a RE license, you only get what you put in.