For me, it’s been a great fit.

I recently got my kitchen upgraded by excellent contractors in Waco, TX.

We actively invest in TX, FL and 12 other midwest & SE markets that have excellent cash flow and appreciation. 

I can't fit a twin over full.

You can flip later; it just may not be the right fit for you now.In addition to books, these forums, and podcasts, the best thing to do to get you focused is to meet other investors who work that asset class or strategy at local meetups.

You should be able to save more than enough for 25% down payments with your current income, and focus on buying newer lower maintenance properties in excellent locations. 

I was offered a partnership for a physical fitness class.

Once you've identified specifically what your problem is you can then go about seeking the solution that fits best. 2) I like the mentors who are still active in the business and make their money from real estate and not from coaching. 3) Find out who actually does the types of deals you want to do some day in your market and get in touch with them!

Excellent deal for the minority partners (zero cash contribution) but a low ROI even accounting for tax savings of $24k/yr on a $500k cash investment.

The types of hacks you are describing (having roommates) don't seem like the best fit for a young couple with a growing family.