If you have a family and aren't comfortable doing that then BRRR'ing is a great option.

Would sellers be comfortable?

My recommendation - you are 30 and a family of four - continue to save money until you feel comfortable in real estate.

Are you comfortable reaching out directly to banks/credit unions?

The more comfortable you need to live, the worse the numbers will be. 

You can also horseback with a single family...it's completely a personal preference based on what you are comfortable with.  

Yeah, you are way too tight for comfort (to me anyway).

You might want to join groups or forums specifically for private lenders—BiggerPockets is obviously a great place, but local REI meetups or masterminds could also help.Also, consider sharing insights or case studies from deals you've done (if you're comfortable) to spark conversations.

This can be particularly advantageous as you’re learning the ropes and gaining experience.On the other hand, the BRRRR strategy—Buy, Rehab, Rent, Refinance, Repeat—can be a great way to build wealth and leverage your investments once you’re more comfortable with the process.

we will bring these up to ADA standards and make them look and feel homey and comfortable not look like a hospital room.