While I've been able to get out of my W2 after acquiring 30 properties, I've learned that you still need to generate some sort of active income unless most of your doors are completely debt free.

I had best experience generating leads for my clients with Launch and Batchleads  

That's a spreadsheet that doesn't transfer to a real life leasing scenario because its not permitted within the zoning code.If the property is zoned RM1, then  perhaps you can lease to 8 unrelated individuals by converting the building into multiple units.

And when people get tunnel vision for lowest $ down, they tend to not give attention to the revenue generation of it, the operations, and that's a VERY dangerous combination of high leverage and not so-good revenue. 

Investors need to do a thorough background check on the key INDIVIDUALS that they would be relying on to invest and manage their money.  

Most municipalities have different mix-use categories which dictate the precise commercial use that's allowed.A few additional observations on mix-use assets and how I approach them (1) they are generally more difficult to finance than multi-family assets so expect lower leverage terms even if the property performs just as well if not better than a multi-family property and therefore price this into your acquisition (2) I focus on mix-use assets where at least 80% of the income is generated through the residential component.

I agree—most of these individuals aren’t paying taxes and aren’t typically aiming to own the property.

Even then, you would need to make an investment that would generate enough depreciation to offset that income.

Also have reached out to tons of agents I have connections with already and not having much luck, so I want to focus on generating off market leads.It's my goal to get really proficient at cold calling.

It wasn’t a detailed plumbing drawing- he had shown one line going to all units while the contractor pointed out that it is better to show individual lines to each unit as repairs and maintenance are easier. and some towns even require it .