On the job also and have 3 doors under my belt so far.

Get some properties under your belt and in your profile.

Plus, if you decide to do one of the other strategies in the future (such as BRRR'ing or out of state investing), you'll be much more prepared to do it if you have a few HH's under your belt--a ton of the lessons you'll learn from a HH can be used to succeed in other areas of real estate ...in fact, I'd say that a HH should be a necessary prerequisite to the more advanced strategies (like flipping) for most folks!

Investors generally “graduate” to DSCR loans after having a few investment properties under their belt since there are limits on the number of conventional loans that can be used for investment properties, DTI qualification becomes much tougher with a growing portfolio and the hassle and paperwork can become too much when trying to scale aggressively.

I have another one in belt line (30310) that has also appreciated but it is small and I am thinking of doing AirBnb as I know a good AirBnb manager after refinance.2012-2013 was a great time, picked up SFR's in Mableton and Douglasville for $16.5K and $20.5K but since I was out of state, couldn't manage rehabs and had to dump :-(

Don't try to be creative and change the methodology of tried and tested strategies until you have some skillsets under your tool belt.

Think of a pipeline as a conveyor belt full of chocolates.

With no flipping experience you will need 15-20% down, that can get reduced to 10% down after you have 3 flips under your belt. 

Unless you are living on ramen noodles and barely scraping by (most aren't) I would advise you to go one of two options. 1 understand that you can allocate 300-400 a month to a pretty decent social media marketing campaign to get in front of those people who are wanting to sell then once you have a few deals under your belt let the profits continue to pay for lead gen and growth. 2 understand that you don't have the budget to do mass marketing just yet and look at the deals on Zillow or another site like it and find an okay deal you can work and start getting cash-flow to start paying for the marketing needed to get better deals.

The inner city can be very blighted but as you move out to the suburbs the asset quality increases along with a decrease in the risk level. as you said that pretty much sums up every rust belt and mid west major metro area..