Each path has a specific strategy for becoming a specialist in it.You want to be a specialist.

My assumption is that the majority of those were subsequently insured with Cal 'Safe' but I have no data to confirm that.

Look at their marketing strategy.

@Cole DobbsIn addition, I may be able to help you and connect you with some key real estate investor players in the Houston, Texas market since I am an Investor myself that have done most of these real estate investing strategies and also an investor-broker who has helped over 400 investors like you. 

With $50k, you likely have enough to get started, especially if you target lower-cost markets or use a strategy like house hacking.

Based on the numbers and my strategy, do you think this is a good investment for my first property?

What strategy are you most interested in—flipping, BRRRR, wholesaling, or perhaps Airbnb?

My strategy would then be to lease at least two of the renovated units, increasing occupancy to 90%, which could improve the chances of securing favorable terms for refinancing.I haven't pitched it to the seller yet.

If you're considering starting with a duplex using a VA loan, that's a great strategy, especially for house hacking.

Leveraging seller financing creatively, with strategies like stepdown interest rates or unique amortization schedules, could be the key to bridging the gap until the property reaches its full income potential.