I have a son 2 years younger than your son… How did you go about moving your son along towards financial independence?  

@Michael Nguyen I bought a SFH first because I found a good one that made financial sense.

Unfortunately with those numbers it's tough to find a non-bank lender/financial institution that will lend.Usually loan minimums are $50K and the up to 75% LTV on purchase-money/70% LTV on cash-out refinancing, which basically means you need up 25-30% depending on the type of financing. 

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

Just ensure the new property aligns with your financial goals and cash flow expectations.After completing a 1031 exchange, you typically don’t have to wait long to do a cash-out refinance.

Also, what are the most effective ways to disposition deals in today's market? 

Was everything ok at the end or did it end you financially?

Prioritize your financial stability.

Even with the reduced rates, my cash flow is poor for my equity position (i would still be cash flow negative at today’s rates).  

Also, consider this copy & paste advice below:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?