I have a 2 bed 1 bath garden unit, I have this possible tenant who is interested, she makes about $3500 with disability and social services.

So any damage to your unit is YOUR / your insurance company's responsibility.  

My 10 year goal is to build at least $20,000 a month in passive income in order achieve some financial freedom, but I also see real estate investing as my true passion post military.

This makes the BRRRR strategy a bit more difficult to pencil because the same leverage cannot always be achieved (with some exceptions of course).

Kudos to you for putting in the effort, but I gotta ask, how much time and $ do you have invested in achieving these results? 

Despite the challenges of managing a tight budget, we successfully transformed the property and achieved a profitable outcome.

The commercial space is about 1600 sqft ft and the other unit is about 900.

There's been so much interest in real estate investing and the success stories on podcasts and in books - most of which were achieved over the last decade - give people the real estate "bug" and they often over pay either because they don't know how to run the numbers or because they're just so anxious to get in.

Thank you for reading this and helping me achieve my kids' goals.

We purchased the property for $190,000 and sold it the same day for $250,000, achieving a significant return on investment.