I find that it produces better returns and work great to trade up and accelerate wealth building. 

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.The City of Detroit has 183 Neighborhoods we’ve analyzed.DM us if you’d like to discuss this logical approach in greater detail!

I was able to get my money back in using business line of credit without touching or doing anything to the property.

Don't invest in a market if you can't find a quality PM!

You're on the right track to reach out for help here and also to look to your area for potential partnerships.

Are you investing in your local market?

But if you're comfortable with rougher areas, then you can definitely find properties at lower prices.

If you do the deal, ensure you have your property taxes set aside, because with seller financing there is not an impound process to handle the taxes and insurance. 

I am seeing a trend in CA that ADU construction is more cost effective (per unit) than buying on the market by a long shot.

However, be mindful of the Section 461 business loss limitation, which could restrict your ability to deduct excess losses in a given year, depending on how your rentals are reported.This post does not create a CPA-Client relationship.