I started down this journey once I realized that being a youth pastor alone would never provide the financial future that I want for my wife and kids so I started investigating real estate and reading "BRRRR".  

But ya have to make some educated prognostications in life.Add this to the information your processing - What your talking about doing is eliminating around $4000 or interest expense (which is deductible anyway so really could be a real impact of eliminating $2800 or so) of debt in exchange for paying over $10K in capital gains tax (don't forget possible state gains tax as well).  

Most who respond recommend creative financing....seller financing, sub to etc. or using highly levered hard money debt. 

The debt model or the equity model. 

i say that not to discourage you, but so that you have a realistic picture of what to expect.as @Travis Timmons alluded to, you need to be in a strong financial position to even think about starting to invest. 

It’s astounding how many fake documents are circulating today—you can find everything from fake references and stolen Social Security numbers to falsified income documents.To combat this, we rely on tools like Plaid, Verifast, and Snappt, which are excellent for verifying financial information and detecting fraudulent activity.

Quote from @Josh Lansberry: You will hear a lot of people bad-mouth him, but Dave Ramsey can teach you how to get financially savvy real quick.

Your contractors, staff, and the financial markets will create challenges. 

Usually that means that they have hard assets that can be liened and potentially sold to pay off the debt.

We have previously tracked all expenses manually in google sheets and produced financials statements manually, also in google sheets.