Sure, mortgage insurance eats into your cash flow a little bit if you're putting less than 20% down but in the scheme of things it's really not that much.Also, you won't have 20% equity in your property in a year assuming you put 10% down unless you are forcing appreciation or you somehow get some high market appreciation.

-------------------------------------------------------------------------------------------------------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 property in Class D area to Class A standards, what quality of tenant will you get?

I like the idea of live in flips, but it's something that I would wait until the kids are out of high school before I did it.

We specialize in helping investors access opportunities in both residential and commercial markets, leveraging our network and industry knowledge to identify high-potential deals.

For active investments I advocate considering how you can diversify WITHOUT ceding your competitive advantage nor the superior profitability of the niche your in.As an example my business is running an investment fund and syndication high interest commercial mortgage loans secured by income producing real estate. 

They can't assess all the subjective data like overall layout, view from the living room window, the dogs next door that bark all day, the width of doorways, size of individual rooms, quality of kitchen cabinets and appliances, etc.The best thing to do is study your market regularly.

My realtor recommended SDIRA Wealth, a company known for its high-volume new builds every year.

to be clear - lots of other issues, lots of other challenges, and BRRRR is difficult right now with interest rates so high. 

During this time, I found myself unemployed and having difficulty finding a new job due to not completing my degree or having formal training beyond high school or military.

If one is a high W2 earner, real estate is not the place.