My walk through estimate was roughly 60k, Hard money was 12%.

It seems not the best way to spend money.

Once your emergency account has a reasonable amount in it, whatever that means to you, you might want to think about steering that payroll money into the investment savings account from each pay check and leave the emergency account money as is.

Some properties actually lose money each month but gain value through appreciation.

I bought a property that was newly rehabbed without having to put in the rehab money.

If it is a private money/ commercial style  lender, it is a relatively simple process.

Is it hard money loans, angel investors, etc?

If you have a chunk of money to get going I'd personally buy the biggest thing you can if you don't I think house hacking into a 4 plex is great. 

Quote from @Michael Overall: Good day, If an investor has 10 rentals and wanted to over time sell them and put the money tax free from a 1031 toward a large purchase is there a process to do that? 

You have zero control over the stock market, whereas when you do private lending, you have significantly higher control and contractually guaranteed return on your money.