What has worked for me is duplexes and single family homes. 

The price point for a positive cash flowing single family house rental is typically 120-180k purchase price here so I am sure you'll be able to scale very quickly here with the capital you're working with.

One of my clients recently just purchased a 3/1 single family house that will become a section 8 rental and they will be renting it out for $1550/mo which is well over the 1% rule.

They have a bigger single family home and a tiny home on the property, but there close proximity and shared driveway present functional problems that are undesirable for guests. 

The three single car garage spaces are vacant and not durrently being utilized and can be monetized through rent.

The lenders were very good and communicating at first, but as we got close to closing, we could not reach a single person in the company during business hours.

I can't say you NEVER will, but I have never put a single dollar of earnest money down on a wholesale deal.

The Exchange Accommodation Titleholder ("EAT"), often a sister company to the qualified intermediary, will form a single-member limited liability company and disregarded entity or ("SMLLC") to serve as the lessee.

There’s no single right answer to every situation, but the more you educate yourself and build your network, the more confident you'll become.Lastly, don’t hesitate to ask questions here, no matter how small they seem.

You really don't know a single thing about Real Estate do you John?