You’d also make all future capital gains at least partially taxable instead of tax exempt by converting your primary to a rental.

Through this journey, I’ve built strong relationships and developed valuable expertise in:Researching micromarkets and identifying comparables, potencial Accurately estimating construction or remodeling costs.Securing fast and reliable financing through partnerships with two top hard money lenders in Texas, offering competitive rates.I’m on this platform to connect with capital partners who are seeking an annual ROI of 12%-15%.

Capital invested is tied up in Real Estate and we will pull equity to take care of investors.

You get a Capitalization Rate (CAP Rate), which equals your annualized return by dividing the Net Operating Income (you had gross in your narrative) by the purchase price.

I think real estate is very forgiving (1) over the LONG term and (2) if you're well capitalized / in a strong financial position. 

Additionally, most of the costs to make an asset ready for it's intended business use are capitalized and part of the cost of the asset. 

In previous roles, I was responsible for the asset management, capital improvement, repair, and maintenance of an ANG Fighter Base worth over $400M.

Also, making some sacrifices can more than make up for lack of capital or experience when getting started.

Kudos to you for doing something to create a secondary income stream. there are 5 income streams in RE rentals, possibly six if you do things a certain way.The reality here is your model (buy box) is suffering from too high an entry and too high a cost of capital.

I'd target areas near colleges or transit hubs for affordable properties, and I’d look into financing options like FHA loans or creative financing to make the most of my capital.