A reliable team, including an investor-friendly agent, property manager, inspectors, and a lender, is essential.

Securing quick funding is essential for taking advantage of time-sensitive real estate deals.

One strategy could be to use it to secure an investment property in a lower-cost, higher-cash-flow market—essentially, using your funds to maximize returns without tapping into that 2.75% loan.Creative Financing: While seller financing can be tough in some markets (especially where sellers still have mortgages), you might want to explore subject-to deals.

@Hai Loci'm contemplating something similar; i can get 80% LTV. i bring in a cash partner for the downpayment on an investment property we turn into a vacation rental.let's say the pp is 100k.1. partner puts in 20k (and has this as lien on mortgage)2. i manage the vacation rental over the summer.3. we split cash flow (with property management fee considered).4. then we split equity  .is this essentially what you're outlining above?

Generally, you pursue the first one out of principle and apply the learning to subsequent cases.

Essentially (broad brush strokes from a layman's understanding) what many people don't realize (and I didn't before 3ish years ago) is insurance companies have insurance against their own substantial losses; 'reinsurance'.

If your rent is significantly below market for the area, you are essentially operating a charity.  

OP doesn't have to do what I said, by any means, but I think she should understand the principles behind it and take action on her own--these principles are guiding in a better direction than anything anyone else has offered.Some of your points have been valid, but the part about rent and appreciation not outpacing inflation is, plainly, hogwash.

The knowledge needed is real estate principles, real estate law, and real estate finance.

Can't be fixed by various doctrines that govern.So essentially, welcome to the lawsuit.