One also was still trying to teach old practices which now have title issues and are seen to circumvent law, so they are not current and therefore, wrong again!

The mega backdoor roth sounds great in practice, but in real life situations I've never actually recommended it to anyone. 

And yes, over leveraging a Subto and using "gator" lenders is not only bad practice, but it's going to lead to law suits.He is wrong on so many levels that I have posted extensively on it and it gets boring.

The last lender I’ve tried to get a pre-approval had a, imo, patronizing response saying,”Although lots of people talk on social media about buying a three or four unit property with only 3.5% down in practice it almost never works.”All lenders who I’ve tried to give a pre-approval for has tried to sway me to switch to a 5% conventional instead.

No, it's not a normal business practice and does not pass the smell test.From driving? 

Now, I have not tried this but in practice I see no reason why I could not use a service (Plastiq, Venmo?) 

Find a good lender, get pre approved, make sure you practice running the #'s using the 100's of videos and guides from BP, find an investor friendly Realtor, and then start making offers on any property that meets your goal.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

But I'm not an attorney, so maybe I'm totally wrong on this hunch.My 2nd comment is directly within my practice area though.

Written by attorney investors, it's full of practical advice about the management of investment property, has sample forms that can be edited, and - most importantly - tells you what your primary state laws are and where you can read them.