I see a lot of potential in your situation, and I’d love to offer some insights based on my own experience and what I’ve seen work for others in your shoes.A couple of years ago, a freind of mine, also a sole provider for his family, faced a similar dilemma.

Looking to invest with Praxis, but wanting to compare their current offering with a couple more. 

Quote from @Elaine Ericson: I sold a mobile home giving Owner Financing (OF) (never again will I offer OF). 

This platform offers excellent networking opportunities.

If your goals are long-term - this market will offer a ton of appreciation and steady renter demand.

Some banks even offer features that allow account holders to manage individual tenant information within one account, making the process more convenient.

Have you ever seen rents actually go lower (I'd assume this would only happen if occupancy dropped significantly, but that seems like something that could happen in a recession).Also a BAM specific question/concern - from what I understand they are based in Indiana, and I see in their current open offering one of the properties is in Indiana (great) but I'm wondering why the other property is in Arkansas? 

This market now offers not only excellent cash flow but also strong appreciation, creating well-rounded investment opportunities.The 60 strongest housing markets heading into 2025 - Fast Company

Someone just put in an offer. lol Now, I have to decide to hold or sell after a counter.

While you might find a lender offering low down payment options, you'll still need cash reserves for repairs, maintenance, emergency fund (ideally 3-6 months of expenses), etc.