It sounds like you're taking a thoughtful approach to real estate, and the BRRRR method could be a great fit for you as it aligns with your goal of generating passive income.

@Austin Bright Over the past three years, I’ve been using most of the major off-market techniques.Of all the methods, texting has been a double-edged sword.

As a GC by trade, I have subs every week pushing to do more in a certain area saying 'You can just charge more for the house.' 

We ended up moving several times around Southern California  while growing up as my parents employed what we now call the BRRR method.  

To qualify for REPS, the taxpayer must spend more than 750 hours per year in real estate trades or businesses in which they materially participate, and more than half of their total working hours must be spent in real estate activities.

Also, get leads on the phone as a first method of contact if you can.

I call it the BRR"R"RR method, where the extra R is waiting for the Rate drop.

The trade offs for getting in your first property are well worth losing the free rent with mom and dad in my opinion.

Essentially, this follows the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) method, but with the twist of continually developing more homes on the same piece of land.Do you think this strategy makes sense?

Bryan, it sounds like you have a solid plan for rehabbing the duplex but are facing challenges with traditional financing methods like HELOC and home equity loans due to DTI issues.