A good place to start figuring out profit/cash flow is to search the forums for the 4 Square Analysis. 

Pay cash.  

Flips have done good not great, Air Bnbs are going good not great, and rentals all were brrrr'd perfectly but like most cash flow just enough to pay the bills and cover expenses.

@Apryl Skahill To get your risk-averse spouse on board with real estate investing, start by educating him with beginner-friendly resources that highlight the long-term stability, cash flow potential, and tax benefits of real estate, such as depreciation deductions and offsetting W-2 income.

With that she can determine, of the cash received how much should be set aside for taxes, then gift the ex-spouse a potion.

I own 4 two/three flats bought between 2013 and 2020 in Forest Park, Illinois, at low interest rates and prices in 200000's  They cash flow nicely and prices have increased a lot. 

But I purchased land in cash and leveraged it to build a new construction stick built home.

If you aren't paying cash and are doing owner occupancy you may be able to use FHA instead of Conventional with a higher down payment. 

I'm offering $115K cash and can close as fast at the inspections and title work can be done. 

I've been buying SFH's out of state all cash as long term hold rentals.