Based on this of course it would still be risky, specially being the first time but better start somewhere than just keep analysing properties right?  

Between the extra AirBnB fees, special assessments, silly parking they have going on, it doesn't look good for me in the PCB area. 

From my experience dangerous neighborhoods, as your parents put it, are best left to people that specialize in those or grew up in or live in those types of neighborhoods.

Consider defining clear roles, ownership percentages, and responsibilities upfront, and ensure you’re protected if the partnership doesn’t work out.Since you already own properties, it might be worth consulting a CPA who specializes in real estate for advice on tax strategies specific to your situation.

I did get a “special “ rate of 6.25 lol.

However, they are frought with risk because many are special use properties (ever see a chinese food restaurant in a former KFC?)

Don't cut special deals to help a friend or act like a big shot.

Building relationships with wholesalers, agents, and investors who specialize in off-market properties will give you an edge.

I’d recommend reaching out to mortgage brokers who specialize in investor loans—they often have access to niche lenders.All the best!

I’ve specialized in working with real estate investors for many years, and I’d love to hear more about your goals.