I would focus on credit, consider some alternative options to "free your Benjamins" out of your home, or even consider doing a partial sale of your home to give you capital to get back at it!

Alternatively, take the average of what utilities were the last year - divide by 12 to get a monthly average price and add that into the rent based on square footage (you may be able to do this depending on market rents). 

I currently own a few properties here in Bryan-College Station, I have a full time sales job so try to stay as passive as possible. This is why I haven't done STR or anything. I'm currently only cash flowing about $10...

I'm looking for alternative software. 

Alternatively, consider bridge loans, HELOCs, or post-purchase refinancing to preserve liquidity.

Or with alternative options?

The only approach I’ve found effective is offering a deposit alternative, which lowers upfront costs for tenants without devaluing your property.

Perhaps do a case study with a hypothetical deal you think is typical for what you are looking at and compare it to the alternative investments you might use and their expected returns.

Hi Ben, I'm way new to this and I'm not as far along as you are, but I wanted to say I can relate to feeling alternately encouraged and then like my dreams might be unattainable.

Alternatively, your sibling might use a 1031 exchange to defer taxes by reinvesting in like-kind properties, though this doesn't directly fund a primary residence.Other ideas include leveraging a HELOC on the rental properties for the down payment, taking out a 401(k) loan, structuring an owner-financed agreement, or a lease-to-own arrangement.