I think the first question you need to answer is if you want to be an active investor or a passive investor. 

If so, flipping or active investing would be ideal.

David Ramsey talks about stocks, mutual funds, etc.. whereas I made my money by being an active investor in real estate.

I bet Baby Shark would be an especially annoying song. 

OOS investing seems to be your best bet.

While it provides a steady income stream and potential appreciation, it demands active management, thorough tenant screening, and may involve higher vacancy risks compared to traditional leases.

Don't know if @Joel Owens is still active on the boards here, but he knows all there is to know about triple nets. 

Stay active on the forums.

I disagree, I had a time when my name and the name on the insurance didn't match and the lender was all over it, regardless of the on-time payments.Your best bet is to refi into a commercial loan that allows the LLC (if you've already purchased the property), or close directly with a commercial loan / DSCR loan.

If not, buying a turnkey, rent-ready property could be a better first bet.