Quote from @Derek Harville: You could accept it and then sell it to recoup your money. 

Just remember you are spending time and money to improve a space that isn't yours and you're not able to take the improvements when you leave, ownership should have some skin in the game especially in a new build.   

@Jose Saladin Purchasing your sister’s home as a live-in rental offers instant equity (~$170K), tax benefits, and landlord experience, making it a solid first step into real estate investing.

Once I get a few deals under my belt and money is more abundant, I'll also purchase Seth's training.

I am considering the pros/cons of doing this without a property manager or real estate agent. 

2) Some folks prefer to only pay interest for the money they use - which is HELOC here.

I agree that with one property you can just use OTA pricing tools.  5 mins a day for adjusting and you will save money and do it yourself.

Maybe I'm no longer a low risk bond investor, maybe I'm parking my money in $VOO instead, CRE REITs, or perhaps higher risk higher return bonds. 

For a BRRRR if you are using debt most people will use some sort of hard money to purchase and a construction loan to fund rehab (unless you use cash).

I am finally at my two year mark not being W2 so if I can skip past DSCR loans and the such that would be much preferred as I dont want to pay the fees if I don't have to as I am trying to get some money I put into each unit to renovate back out of it.