I use a property manager there. 

Your ability to turn around a property with an 11% cap rate is a pretty strong selling point.

Do you have any types of properties for rental (SF, 2-4 MF, or 5+ MF)?

If they buy something for your property and you pay them back, it’s just like you bought it yourself—so you can count it as an expense in your bookkeeping.If they don’t get reimbursed, then technically it’s a gift/donation, and you can’t deduct it as an expense.

I am an experienced investor having done properties with partners and alone.

Since you have more time than capital right now, consider side hustles like Airbnb co-hosting, property management for other investors, or even leveraging your nursing background to consult for mid-term rental owners.

Until now I've focused on distressed single-family and small multi-family properties for rehab into rentals (BRRRR).

@Jason Munns, are you looking to buy investment properties in the U.S. or Canada?

Why not save more money and look at higher value properties?

Does anyone have strategy recommendations for purchasing multi-family properties with zero-low downpayments?