What type of experience do you have that could help a newer investor stay out of trouble?

Do you find that those class c areas and properties give you trouble?

If you're trying to build cashflow, then this is a great way to shift capital made from appreciation to buy more income producing assets.

Having a little trouble searching on line and intrested if anyone had a referral?

Not my cup of tea, but she has been producing fairly stable income from this strategy.

@T LeeThe Solo 401(k) will not be taxed on the income produced by the investment. 

It's a big portion of your owners' manual.https://housing.az.gov/sites/default/files/documents/files/Landlord-Tenant-Act-ADOH-Publication-July-2018_0.pdf33-1375(B) The landlord or the tenant may terminate a month-to-month tenancy by a written notice givento the other at least thirty days prior to the periodic rental date specified in the noticeIf they cannot produce valid leases, then they are month-to-month tenants. 

If it is anything like Cedar in Provo, what is going to get you in trouble with that type of investment (student housing) is the amount of vehicles parked there. 

The plan I'm pondering would work like this:  Pay of home, do a HELOC and only use what I need to BRRRR Properties, Keep recycleing the same funds to build a respectable portfoilo, then pay back the HELOC with Cash-Out Refi from the properties I'm BRRRRing and my home will be paid in full no debt and my cash producing properties are cash flowing and life is gd! 

Great rental property that produces steady cashflow.