NO MONEY DOWN.There should be a bounty on these supposed "gurus".At least 4 books have been published and are being heavily promoted in the last year with the theme of purchasing an existing highly profitable business with no equity investment.  

Going to reconsider the  vacancy piece as well. 

Or buy even larger pieces of land!

I.e plants, small area fence, extension to your wall, piece of wood etc.

The informational edge + patience before timing the trigger pull are sage pieces of advice as I'll admit to having ants in my pants since relocating to TX from FL recently...

We are embarking on a construction project to build a 6 units onto a piece of land(30 yr fixed loan).  

@Alex Ferranti, this is a very nuanced piece of the pie.  

Last piece of advice would be to check out Houston credit unions for the loan.

And this is something I have been contemplating a lot during the last 2 years.You will be shocked to know this is coming out of my mouth.The whole passive income model all you/us real estate investors are so obsessively promoting...

BRRR is tricky but having the right GC and PM is the most important pieces.