The ONLY reasonable deals are:Appliances when purchased if you have a retailer that offers unlimited repairs/replacement for 5 years for 10% of price.

I've been part of a mentorship group for the whole time, I built a deal team and I've been looking at purchasing a cash-flowing business utilizing SBA financing.

@Preet Oberoi Purchasing a short-term rental (STR) or tiny home to offset W-2 income with depreciation can be effective if structured correctly.

For an investment property (purchased as an owner occupant), that is insane. 

I realize I am not cut out for the entire REI process of consistently finding multiple properties for particular exit strategies. 

Try reaching out to this person and tell them you’ll gladly go through this process when your renewal date comes up, but you should be allowed to continue operating. riley boesiger at sanantonio.gov

But unless you get a value-add property, purchasing real estate really doesn't make much sense in this environment?

It is possible to get 90% of your purchase price and 100% rehab funded as a first timer in 1-4 units.  

In Dallas, investors are regularly getting deals around 70% to 74% (that is the purchase + rehab / ARV).

First, congratulations on purchasing your first property together.