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. 

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.  

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

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.

Problem is only "RE pros" get to do it.There are 3 income classifications in the US - Active, Portfolio, and PassiveActive income is income derived from your job, or normal trade or business.Portfolio income is derived from bank instruments - stocks, bonds, etc.Passive income is income earned from investments.Active losses can wipe out both passive and portfolio income, but it doesn't work the other way around.Portfolio (capital) losses are limited to $3,000 annually.Passive losses can only be offset by passive gains.Real estate rental income by its nature is deemed passive per IRC Sec 469One way to get around it is to become a pro - spend more than 750 hours or 1/2 your time in real estate.But most folks aren't real estate pros.

It is not a traditional currency we can understand.