Are you sticking to traditional banks, exploring private lenders, partnerships, or maybe something creative like seller financing?

These strategies can allow you to acquire properties without traditional bank financing, which can be beneficial given your current DTI and income situation.

If you're trying to make money without ownership you might want to consider traditional wholesaling by finding discounted properties off-market and then selling to investors.

However, here are a few options:Private Lenders or Hard Money Loans: These don’t require traditional documentation like a W2 and are often used for fix-and-flip projects.

As we get back to a more traditional market CoC may not matter for people. 

One side is traditional rental and the other side I have furnished and have been renting as STR. 

This probably implies FIRE in his 20s, but I hope he is passionate about the path he has chosen and excels at it until at least a more traditional retirement age.He started the 2nd rehab he is leading.  

We do traditional PML full set of DOT, note, etc. loan documents for $1,500 for residential. $3,500 for commercial.Hope this helps!

If you don't have the downpayment, go make some cash so that you do, either through saving from your normal income or some real estate investing efforts.Your point on debt paydown, although true, is not relevant to the argument of BRRR vs. traditional rental.

My monthly fees are as follows (handyman inspection $125, Cleaning $270 a turn (I collect this from guest), TAT&GET (collected from guest) Property Taxes, Insurance (I highly recommend you price this out, with hazard I pay $1,200 a year), internet/cable $100, Electricity $300 a month, AOAO dues $900 (association fees are increasing minimum 5% a year).