Quote from @Eman Tai: @Sean O'Keefe could I get a copy of the log book that follows the IRS guidelines? 

Structuring the deal properly (like through a land trust) can reduce this risk.Your best bet is to connect with an Illinois investor who has successfully done sub-to deals or find a local real estate attorney who specializes in creative finance.

The equities side is actually a hedge; you're really 67%-80% betting on debt. 

I'm betting that you can meet any sensible financial independence goal with considerably less hassle, less risk, and far fewer units, especially if they are higher quality units.

Your best bet is the BRRRR strategy, but only if you find a deeply discounted property where the after-repair value (ARV) allows you to refinance and recover your HELOC funds.

Probably your best bet will be to do a joint venture with an equity partner.

Not saying it's a sure bet if you do the above.

I'll also add that guidelines change over time. just because they don't like it now doesnt mean they wont decide later to be okay with it.  

I bet they get a lot of money from people who just don't have the time. 

Yes the Class feature Cost a bit extra which is a bummer bet the support for it is amazing, and it is easy to allow access for Tax Accountants to pull the reports they need rather than my clients playing middleman.