It's a gateway into the investment you actually want to make.I'd recommend you put yourself in a position to take advantage of a REIT exit as an OPTION, not an OBLIGATION.

.$50K in earnest is a lot and if the lender drops the ball are you positive they can get the credit denial out in time to refund the earnest?  

Here’s the quick-and-dirty lowdown to get you started:1️⃣ Where to Look:LoopNet & Crexi: Good for commercial deals, though the best ones go fast.MLS (Multiple Listing Service): Access through a realtor for hidden gems.Auction Sites: Think Auction.com or HUD homes for distressed properties.Direct Mail Campaigns: Target landlords with older properties (especially those with code violations).2️⃣ Systems for Finding Deals (Step-by-Step):Set Your Criteria: Market, budget, unit count, rehab level.Build a Deal Funnel: Use LoopNet, Crexi, wholesalers, auctions, and brokers.Analyze Quickly: Use a property calculator to see if it cash flows.Direct Outreach: Contact sellers or property managers directly.Get Your Network Tight: Property managers, realtors, contractors—they’ll drop the best leads.3️⃣ What Makes a Good Deal:Cash Flow Positive from Day 1.Below Market Value (usually needs rehab).Upside Potential: Think rent increases, better management, or refinancing options.4️⃣ How to Become the Better/Best:Study the Market Like a Hawk.

All cash flow positive.

While there are definitely house hacks that have allowed owners to live for free and show positive cash flow the current interest rates and prices make those less common.

I've already got a salaried position which demands more hours than it pays (like they all do), so something with minimal hands on requirement in my spare time would be ideal.

(I will research what the likely cost will be and will add in some extra for Tenant A to make it a positive for them).

As for structuring the deal, proposing to buy the single-family in cash with an adjusted purchase price could be a win-win, especially if you frame it as maintaining the seller's cash position for their settlement.

U simply are not clued into the lending market and the way lenders look at risk thats why you think its a great deal but its only great to you.. most all of us lenders do FAR better than 10% on really nice first position loans with a fraction of the risk.. 

I was conflicted on DR's adamant position against leveraged debt, however, having a degree in finance and economics I believed I had well balanced approach.