I joined various internet marketing programs and mentorships to find ways to transition from my W2 job.

I kept throwing all my RE profits back into the next deal or paying off a short term loan.

I don't see that happening any time soon based on your 2022 to now trajectory, but you do want to find a way to make it profitable.

Include a buyout clause allowing you to transition to sole ownership after two years, based on a pre-determined valuation formula or market value.Use an LLC to hold the property for liability protection and pass-through taxation, ensuring both partners benefit from depreciation to offset rental income.

While smaller towns in Kentucky often have lower price points, which means less capital is required, there are limitations to the profitability of these markets.

Single-gender homes are only for transitional housing (like soberliving houses, halfway houses, etc). 

I wish you luck on the transition.

You can do less than 20% down (as low as 3.5-5%) if you intend to occupy the home for at least a year.2) There will be an HOA (homeowners association) which restricts rentals, so be sure to read the CC&Rs (governing documents) to ensure that your rental strategy is allowed, even if you intend to live there at first, eventually you'll be transitioning it to an investment property, so this will be important.

I'm in the process of transitioning out of Cozy due to the limited functionality and my dissatisfaction with the apartments.com merger.  

I’d love to hear more about your transition—was there a particular moment that made you take the leap from working in construction to investing?