The reason I approached them about putting their offerings on my show is because I wanted to diversify my product offerings beyond the low income stuff that I specialize in so I could present investors with options that come with varying levels of risk.I do not agree with you that investors won't make money in the low income space at all tho.

For us approaching retirement age, we want to have a mix of mortgaged properties and properties with full equity to leverage instead of relying on saving up for the next investment. 

Being 3 units, the valuation will come from comps not from cap rate/ income based approach.

More importantly, does anyone have an outlet that will appraise the property off of an income-based approach appraisal and not sales comparisons?

We like the approach of helping people to create good notes that we would be interested in buying if they decide to sell. 

A HELOC felt like the right approach, but I'm learning it's pretty impossible to find a lender for my situation.

I would suggest approaching the borrower on an accelerated pay out with an incentive.

One of the great things about real estate is that there are so many ways to approach it—house hacking, short-term rentals, turnkey investments, or even partnerships.

Damien,Build-to-Rent (BTR) is a great long-term wealth-building strategy, especially if you have a stable W2 and want to take a more methodical approach to investing.

Cost approach A straightforward method that adds the cost of the land to the cost of building construction.