I personally used business credit cards to BRRRR a deal—no money came out of my pocket.

I would focus on coaching that helps you become a local expert and build relationships with sellers, not try all the BS marketing techniques.

For context when we do this our biweekly payments have been around $485 per paycheck so around $1,000 per month of lost income per person when we both do it. 

Clear financial separation ensures all rental expenses are deductible, maintains legal protections, and simplifies tax compliance.This post does not create a CPA-Client relationship.

@Nina Erlandson Personally, I have not heard of Obie Insurance.

The idea of debt-free is that if a person is going to retire and has to completely depend on the income, they don't want a severe recession surprising them and causing them to default on the debt and losing the properties.In a normal world, I would do that as well.

Then I have still have to pay the person who was acting as a host even though no one came. 

.: I'd be tempted into doing an STR (maybe with a higher down payment to ensure cashflow, just run ROI numbers) or an apartment complex - I personally wouldn't mess w/ small stuff.

I was sent an offering memo by a broker selling a multi-family building in an area no reasonable person would even consider affordable housing material yet the marketing materials made a point of emphasis to detail how the property would satisfy the need for affordable housing.

Where buyers/tenants can view dozens of properties in a day to screen out less desirables then schedule with a real agent to see the home in person!