I have about $300k in equity (based on a BPO performed in July 2023) but no cash.

REI is nothing like that.RE analysis is based on actual numbers using dollar signs, not percentages. 

Base in North County San Diego (specifically Oceanside).

Based on your numbers:Total Investment = $272KAnnual NOI = $10,600Cash-on-Cash Return = $10,600 ÷ $272,000 = 3.9%A 3.9% CoC return is on the lower end for a long-term rental, but if you factor in 3% appreciation, your total return improves.

In my experience, appraisers will add or deduct value of your home vs. those comps based on any differences.

We are targeting a few areas based on strategy, West Sacramento, Midtown downtown, or for more cash flow north Sacramento and Oak Park are interesting.

Based out of Miami here, but also looking to connect with professionals in Charlotte and surrounding areas!

Also, if the role is purely commission-based, would I need to maintain a parallel career to make ends meet?

Of course the proof is in the actual investments and numbers, but this assertion seems unlikely based on the value-add upside normal syndications can provide which DSTs can’t.

The BRRRR strategy can also help build your capital base without significant upfront costs.