I’ve had the most success with quality for lower cost by hiring guys who have full time jobs doing the same or similar for extra cash during the evenings, but then progress is slow.

Get a handful together to start, so you have some cash to initiate the class action.

Since this program doesn't require reserves, your cash can go further.Let's connect. 

Just focusing on the passive income you want to achieve will leave you chasing cash flow which will have you buying properties in worse areas with harder tenancies that seem to cash flow better, but will have large cap ex.Any time someone asks a question about where to invest and it can be anywhere, they aren't ready to invest and are opening themselves up to every pitch in the world on an area.

Purchase price: $294,500 Cash invested: $144,000 This was my first commercial MF and off market deal.

Typically, the initial upfront for the rehab is either cash or a high interest loan (hard money or private). 

I paid cash and roughly 25% of retail value. 

So why not put that money to work and start building up some cash flow?

Lastly, you won't be able to HELOC (or any cash-out equity) and 2-4 unit property in TX while it is still your primary residence.

two families require way more cash and I don't have enough.