What I've seen work best is commercial, STR, MTR and co-living. 

If you want this to be your business, having access to the most capital at the cheapest rate is a necessity.

Since it says you are new to real estate and sharing calculations, my experience is that a lot of new investors are spending a lot of time "modeling" and zero time actually seeing homes or multis or commercial properties in person.

In their mind, they just need some local knowledge and access to off-market properties.

Often, those companies have access to like-kind inventory as well that can assist when you get to the identification phase.

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NMLS Consumer Access is a fully searchable website that allows the public to view information concerning state-licensed companies, branches, and individuals licensed and registered through NMLS.

On commercial non owner occ loans the lender does not have to take the Dil and can foreclose and get a deficiency judgement against the borrower. 

Distressed commercial assets, as most good real estate, come from building relationships over years, not from buying a program, getting a good SMS system, and making a flowchart on how to be the best.You are  trying to skip the steps that all long-term investors have mastered, knowing other investors and leveraging deal flow between each other because the trust is there.

@Derek Bell, as others noted, the releasing/retenanting is the biggest risk on any commercial deal.