I recommend starting with multifamily if you're just getting started with limited capital.

THEY ARE NOT LIMITED TO ONE PROPERTY.So, they can 1031 to 2 or more additional properties OR 1031 into a rental property plus a DST so that all the profits are used up in the exchange. 

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

Single family homes are usually the best as they have fewer limitations.

And there was no limit.

@Jeanette LandFrom my experience working with over 400 investors, growing your portfolio with limited capital is absolutely achievable with the right strategies.

In our case this was an annex built without proper permission, which limited the m2 that the bank would value the property against, and limited to how much space we would be legally allowed to use.

Some thoughts on your situation overall:In terms of vetting, I personally there is a limit to how much you can mitigate risks when working with a smaller contractor.

My current occupancy rate is around 40%.Property Details:1,400 sq. ft. single-family home (3 bed, 2.5 bath)Weekend bookings are more frequent, with limited weekday staysWeekend rates: $150–$250/nightWeekday rates: $80–$100/nightAirbnb Listing: https://www.airbnb.com/h/vip-houstonWhat I've Done So Far:Created a brand-new Airbnb and booking.com listings to eliminate bad reviews from Airbnb and Booking.comHired a reliable cleaner ($150 per cleaning)Manually update pricing often on Airbnb (tried Pricelabs once and gave up when nothing improved within the month)Change my cover photo at least once a week or soListed the property on Airbnb, Vrbo, Booking.com, furnished finder, Zillow, and Facebook marketplaceScheduled handyman visits every six weeks for minor repairs and paint touch-upsI'd appreciate any feedback on the steps I've taken and suggestions on improving my listing and overall performance.

Some banks and lenders will calculate your Heloc payment based on the Max limit even if you only have a small portion used due to preventive risk.