Add in that money goes out many months before any generated income, the worse financing options versus purchase financing, the detraction of something (even if it is just yard space) from the primary unit, the work involved even hands off is at least as high as a BRRRR but a brrrr can provide an infinite return. 

Depending on the time of year these sites work the best.  

My first move would probably be house hacking a single family or multi family home, depending on what is in the market for me.

Our ultimate goal is to invest in rental properties, which will not only secure our financial future but also provide a stable foundation for our children. 

Not allocating cap ex and maintenance because an item is not expected to fail soon is simply providing a misleading return estimate.  10% maintenance/cap ex ($132) is less than half of reality and maybe less than 1/3 of reality.  

While a title company might provide a note and mortgage, it will not prepare a complete, bulletproof loan package.Our package comprises over 20 loan documents including a note, deed of trust, personal guarantee, lender’s instructions, business purpose loan certification, entity certification, various federal and state compliance disclosures, and more.

The City of Knoxville's Rental Rehabilitation Program provides owners of substandard residential rental property with financial and technical rehabilitation assistance.

If it's a good deal will depend on the numbers. 

Providing a credentials package would help potential investors.

@Amaury Reynoso  I would be happy to share a borrower near you that could provide feedback.