And the city is serious about enforcing its law lately, so I wouldn't test it.As to your financing situation, talk to a lender sooner rather than later.

I don’t see value of doing it sooner unless you think values are dropping.

Qualified opportunity zone allows him to...reinvest his gain into this new property After 7 yeras he'll receive a 15% stepped up basis- at the end of 2026 (or if sell sooner) he'll pay tax on that initial gain, less 15% essentially.

That would be the best method to get started sooner with a small cash fund.

Unless, you are really looking to move sooner than later, otherwise just do cash-out refinancing and use the equity in your home and find an investment property that will provide you cash flow.

My only regret is not finding out about BP and BRRRR sooner.

Having fewer mortgages overall should also mean better cash flow in the short term :)  On the other hand, I know that we could certainly own a lot more houses sooner if we went in 20% down on them, but I'm not sure that would really meet our goal higher cash flow sooner. 

I am gaining confidence the more I listen to the podcasts while working out at the gym at 5:00 in the morning and reading books after grading and planning, but as many speakers have said - The real education happens when you have "skin in the game."  

Without hesitation - it was the right decision, one I should have done a whole lot sooner.

@Jamie Burns in the mean time, find some financial friends and other lenders to work with who can help you get to where your going sooner than later.