All of your assets could be at risk.

Income should be at least 2x the rent 6.

To beat these hurdles, wannabe investors should learn more, find mentors, begin with small investments, make work connections, have plans for action, and grow a strong mind.Good luck!

It happens faster in places like the smokies because the $ value is much higher so pain is a lot worse.

You could be looking at a situation where your net worth needs to be (at least) (1/2) the amount you need to borrow.Plus a commercial appraisal (which can be $3,000 to 5,000 cash), and at least 6 months PITI lender required reserves In addition to your replacement reserves that you calculate you will need. 

Search for "Achieve Financial Freedom 4x Faster with the “ROE Rule” of Real Estate"My gut: If you're ROE is low and you can sell it cap gains free, then sell it and smile to the bank.

To your question in the post's title: It's got to beat low risk investing, such as treasury bills.

Borrowing from the equity must be done wisely, or you will have negative cash flow and beat high risk due to over-leveraging.NOTE: I use interest rates much lower than they currently are in 2024!

If you haven't already, look into cost segregation, it's a great way to save a lot on taxes for items that wear out faster than 28 years.  

For your situation I would investigate some of the virtual brokerages a live broker with the fit feel and learning you after would be best However the virtual options offer deep archives if your a self learner it will come down to ymhiw you work and learn beat and what the brokerage would accept all the bestTim