I work in HR & payroll full time right now and want to start making moves to prepare to 1) start investing when we're in Texas and 2) surround myself with people who are involved in real estate and fill my time with real estate.

So, if you have a Maintenace man on staff, your cost (in my area) is around $25-$30 per hour for him plus your payroll cost for that hour such as taxes, worker’s compensation, unemployment etc. so that $30 really cost me $36.

You need far less than their gross income... because they likely wouldn’t have to cover payroll taxes, 401k contributions, etc.  

How sophisticated are your partners. 

Sophisticated sellers/agents should "get it" in your situation, but if they get one on the hook that commits to 100% personal cash, it's hard to see them pass it up. 

However then you're restricted to accredited investors.Do you want to be able to bring non-accredited sophisticated investors in, but not be able to publicly solicit?

Right now I have 6 months of cash reserves for:All my properties My business (overhead + payroll)My personal expenses (bare necessities, home, food)Having this 6mos. cash reserve is great, but also not a fan of having this cash sit in the bank, do nothing and NOT generating cash flow from real estate either.

Also, I think it important to have sophisticated lease contracts since this sort of renting is more nuanced. 

Re: payroll, if you did not offset with PPP and you are maintaining normal wage level (assume you are an S corp), not using for dividends, that should be OK.

Like @John Fortes mentioned, you are certainly qualified for 506b offerings - my Dad and I are syndicators and a part of a large group of syndicators who accept sophisticated investors like yourself.