Slightly increased the offer to quickly go under contract, but still had inspections and everything done before completing the deal.

What are you offering?

If she accepts the offer, make her sign and you both get a copy."

Small multi-family properties starting at over $1M, which is pretty expensive and, resale single family (before year 2000) offer minimal cash flow (~$200-300/month).2.

This is as simple as going through neighborhoods and finding distressed properties, and learning how to make them offers.

Once you build it correctly, you can offer it to other investors as a service.

Also, how effective is their CRM—does it integrate well with other tools, and does it offer automation for follow-ups?

I'd be happy to answer your questions and offer some advice. 

So, this is less than a downpayment but it also offers a way to really diversify your investments. 

@Kwanza P.Here you can learn more about non-recourse loans:https://www.biggerpockets.com/member-blogs/2810/46115-real-e...Here is a list of lenders offering non-recourse financing to Solo 401k:https://www.biggerpockets.com/member-blogs/2810/50272-list-o...You protect your property by purchasing insurance.