Here's scenario:In my early 50's married with 2 kids, good income, live in San Diego, CA.

Either you or your cousin could source the deals and then your cousin could broker it with his license.

I would look into some lead sources that you only pay if you close(Opcity etc.). 

Neighbors can be your greatest asset and your biggest source of irritation.

If you are buying or refinancing an investment property, you can use a DSCR loan to finance which doesn't consider your DTI or income to underwrite the loan.DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

For tax purposes its a passthrough entity, but it makes it a lot cleaner to do tax strategies around maximizing expenses to lower taxable income. 

@Matthew MendenhallWhat's your runway looking like before learning all the details can you survive a year with no income and investing in your business with no commissions coming in?  

Today I have 48 homes but starting to reduce my portfolio in some areas and looking for completely passive income streams. 

If you cannot find a source for this money another option is to bootstrap it.

Would the potential rental income count towards offsetting the mortgage?