Until I am considering building cash flow with launch an ATM business then using that cash flow to invest into BRRRR deals and then BTR deals. 

Instead of waiting years to save, you can use a short-term strategy to generate cash flow quickly and reinvest those profits into long-term wealth-building deals.

To keep her expenses down.My plan is to rent the duplex out agian with new tenants and cash flow for about a year or two until I see the market become a seller market.

Your job, your savings, sounds like you have a supportive dad, you live in a place you evidently love, you’ve had exposure to the business.

No I'm keeping it in cash and avoiding debt right now, but thank you! 

Purchase price: $50,000 Cash invested: $50,000 My first investment was a three unit deal for $50,000 cash.

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

Purchase price: $65,000 Cash invested: $11,000 Our first investment has been a long time coming.

Purchase price: $40,000 Cash invested: $65,000 Purchased this 2 bedroom, 2 bath mobile home on a 2 acre lot with well and septic.

Your question of "does the product exist" is a yes, but the better question might be "will the property cash flow at a 1.0X or better at 15% might be the more appropriate question.