If a single-family owner-occupied property is worth $400,000 - I wouldn't invest more than $280,000 (70%) in a note secured by the property.ITV takes priority over desired yield - so even if the note discounts to $350,000 based on desired yield, the investor still won't go beyond their maximum ITV. 

And even far less succeed with a multifamily real estate portfolio.

Even part-time is fine.

They could even hire you to do the work on the house and instead of paying you they could just give you a credit at closing.

Any MF of the quality and size (50 up) I would have been interested in would have been cash flow negative for the next 5 years or so, even with 30% down.

After punching your rental income from tax returns MOST people more or less break even ion a rental.

If you're goal is a long term hold, you're almost certainly going to do well even with a market rate deal in any of those states.

Or maybe even an apartment complex 20-50 units 

Partial or full doesn't matter (except see note below re: coming even on delinquent rent).The statute regarding notice for evictions states: "No judgment of possession shall be entered for . . . except in the nonpayment unless the landlord has made written demand and given written notice for delivery of possession of the premises.”

That’s something I’m actively exploring—whether it’s through direct-to-seller marketing, networking with local wholesalers, or even tapping into connections through my brother-in-law, who works with builders and contractors in the area.I’m not expecting slam-dunk deals or easy wins, but the numbers on a few potential projects I’ve run so far seem to work under the assumption that I’ll leave some cash in the deals.