So, I took out a personal secured loan for $4500 plus a little over $1000 that I had saved.

Eventually, I will be utilizing the BRRRR method when financing permits.

However bandit signs are not "legal" in my area and they are one of the top advertising methods.. 

The security deposit covers the last month's rent. 

What method (Cash-out refinance, HELOC, or Sell), do you utilize to continue your investment strategy when you have equity.

If the partners agree to specially allocate one item (for example, capital gains) 80/20 for economic purposes per SEE safe harbor, the corresponding tax amounts must also be allocated 80/20.However, IRS has a framework that can reallocate the partnership items based on the “ partner's interest in the partnership” if IRS determines the method of sharing the partnership items lacks the “Substantial Economic effect” (SEE) To meet the SEE, there are strict rules to maintain meaningful capital accounts including Deficit Makeup Requirement for those accounts.With the requirement, the partner must at some point contribute sufficient capital to eliminate the deficit, and the partner has the burden of the loss that partnership has and the allocation of the partnership will be respected by the IRS.This is a very high-level summary of the rules and is not comprehensive. there are many exceptions as well.Since the substantial economic effect, safe harbor allocation rules are complex and requires considerable additional recordkeeping, it's easier to follow PIP standard. 

However, I want to provide security for my family long-term and attain Financial Freedom.

It is also great that you are using BP and other sources for learning and researching methods and techniques for investing in real estate; definitely keep that up.

. ($50M portfolio) & I can tell you without a doubt it's a terrible idea to put a tenant in the property that cannot pay 1st months rent & an equivalent security deposit.The fact that many people you are talking to cannot afford this is actually a good thing.

@Patrick Murphy, A REIT is not eligible for 1031 treatment because when you buy a REIT you are buying a security and not the underlying real asset.