This is a move in the right direction.

During that time I've often described the multifamily market as a traffic collision at a 4-way intersection where you had (lack of or negative) rent growth coming from one direction, and from the other directions: cap rates, expenses, and interest rates. 

With one small exception on VA loans, there is no getting around the due on sale clause. 

One of the larger ex-pat directed real estate investment communities here in Japan targets all-cash buyers. 

Happy to send over some referrals - some are better for big rehabs vs small cosmetic vs subcontractor only projects.

I had an investor that did this with small strip malls in PHX when PHX crashed in 08 .. came out very well on the other end. !!!

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To build momentum, I’d start small, assemble a reliable local team, and ensure the properties I invest in have strong fundamentals.

It could be a massive failure, but it could also be a small - moderate, LTR win.  

Consider starting small, like with a duplex, to get experience.