But these days, it’s hard to find decent properties where the numbers work as far as covering the debt service with rental income. 

Eliminate debt, establish a budget, and save.

If it's simply cash flow--irrespective of hard assets-- then you're better off buying some form of debt.

SFR is far less impacted by such, mainly because the debt being capitalized over 30yr terms vs, 3-5-7. 

I do not have a lender right now, and I will need the 12-month rent history as well as various metrics on the property such as insurance quote (which needs property information in order to obtain), existing debt, and purchase price (which would be established while making offers).

We have some credit card debt we are hyper focused on paying down , and 34K in my student loans (not touching currently due to SAVE plan with the zero percent interest).

I continue to invest in debt funds simultaneously, at my rate it started 33% but will trend to 20% of downpayments.

With this property you must leave $50K in the property in order to meet lender debt coverage requirements.

Eliminate debt, establish a budget, and save.

Personal background: Married with no kids, 100% debt free, live a rather tame lifestyle and don't spend large amounts of money, two newer vehicles (2020 & 2024) so no vehicle purchases expected for the next 10 years.