When I established my investor services business in 2005, I posed a similar question to numerous experienced property managers.

Underwriters want to see that the property is in an area that will support the valuation of the property with numerous comps so they can have confidence in the appraisal.

Reddit threads about this and allegedly has his license revoked in Arizona as a GC for numerous violations.https://azroc.my.site.com/AZRoc/s/contractor-search?

You're going to want to leverage house hacking or creative financing to get to 4-6 properties in just 3 years. 160k would be enough for 1, maybe 2 deals the conventional way, and with your current income, it would take you a few years to replenish your war chest for another deal.

I've had to pull files numerous times from one lender to another and have credit repulled, but have never seen a different score come up (save if the new pull is 30+ days from the first). 

And this is right about when the "COVID" craze began to happen in Atlanta (people from other states moving in in GA and buying properties, bidding wars, etc).

There are numerous ways it could go awry.

Many women are petitioning against the year limit since 20k for 12 months is really not a lot of time; I've received numerous emails about it. 

I have not done a deal with him, but I have met him numerous times and feel he is a man of good character.

Even if you do not need a state license, you are making a consumer loan and have to follow numerous federal statutes including CFPB etc.