Being able to find properties at a discount to do a value add would be nice (eg to enable a BRRRR).

This method enables you to take advantage of the current price and start capturing appreciation and rent growth.There is no effective way to time the market in real estate (and maybe not with stocks).

We've actually developed a simulator which enables us to model discounted cash flows over several possible scenarios ...

In fact I don’t think I know of a fund that cheap and it may raise other questions for some investors (depending on the situation.. which I have not looked into deeply and I’m just going off of the description on this thread).Most investors like to see sponsors charge a fair price for the work they’re doing, because it enables them to keep the lights on (especially if there is a downturn).

I am part of a not-for-profit which is planning a concert by a world-renowned and decorated musician in the San Francisco Bay Area.

If you're able to complete two at a time then perhaps using some cash and some loan would be the way to go in order to enable you to scale more quickly.

Look for smaller multi-family homes or single-family homes with a suitable layout that would enable you to either rent out a room or have roommates.

Also, I’m a freelance musician and she is a waitress and make-up artist Somehow for the last 4 years we’ve covered costs and been able to save $200-$1,000 a month.

Since we only had two tvs enabled, we could provide Sling allocated at $20 per property. 

Most importantly, it's important that the changes you're making will enable you to charge higher rents or to have a greater likelihood of keeping tenants.