If you buy turnkey rentals, you will make money slowly. 

Or you want to spent the time, effort, and money to try and self-source an off market deal here.  

Plus you'll most likely make more money in home value growth compared to a multi family. 

Seller financing, private money, and subject-to deals can open up opportunities that others might pass on.🔹 Maximizing Value – A distressed property isn’t just about fixing what’s broken; it’s about repositioning it for the best possible return.

I was drawn to real estate as a way of investing money I have saved up (around $130K with additional funds to leverage out of a 401K if needed), and potentially creating reliable cash flow over the next 10 years. 

At that point we hired an independent appraiser and the numbers came back good and the hard money lender agreed to use them.  

You can attend all the REIAs and read all the books and sign up for all the conferences, and spend all the money, and you are will never really know you can do it until you do.Over 20 years in real estate in various forms and roles, action will beat out intelligence or education or even network 100% of the time.  

You get money at closing and then you refinance when rates go down.Anyone done this before?

Avoiding errors and being educated on the laws can save time, money, and potential legal challenges.

In terms of finding a partner, I would recommend partnering with someone who has something that you don't have (understands renovations, real estate experience, has money, etc.)