Hey Andrew, leveraging your existing financial strengths and experience in pooling resources for investment like commercial syndication, you could consider building a diversified real estate portfolio focused on out-of-state single-family homes in growing markets or smaller multi-family units like duplexes or triplexes.

It is more challenging to get mortgages on properties that are of lower values, which is why I am suggesting local smaller banks, who have a mandate to serve the local communities. 

I also have a mortgage balance on a rental at 4.5% I got back in 2015.

It is an existing home which has been connected to city water and sewer since it was built about 25 years ago.

My debt to income ratio isn’t great considering my current mortgage

I'm sure my cash flow could vary based on the loan I would receive since I could use a first time home buyer loan but lets assume that I use a 30 year fixed FHA mortgage at 7%. 

I suspect the sources you are referring to are the same who educate others on associating with more established sponsors to give the perception that more of a track and experience exists.

In a nutshell, I buy secured debt ( real estate note secured by a mortgage or trust deed)at a discount from a lender.

Yes, we do exist I would check out XYPN and NAPFA as sources for finding an advisor to help.  

The state paid about $35,000 down for us and our mortgage was about $820/month ($123k loan amortized over 30 years at 4.5%).