Let me know if you’re interested in coming.

You have 2 limiting factors: lack of consistent W-2 income and minimal capital.

We did not need help in deciding what our investment niche would be; we needed help in creating and implementing a tax strategy plan for a married couple composed of a high-income earner and a real estate agent and business owner.

DSCR is no income no doc .

Down payment can be higher than primary, but the good thing is that you won't need that much income to qualify because lenders can you 75% of the market rents for the units of the property.

I would suggest for your first acquisition to "house hack" and buy a primary residence that you can get preferred financing on and also make some income on.

I figure it could be a good educational tool and potential for some additional income in the form of referrals, and my own purchase commissions. 

No income No doc . 

Platforms like AirDNA and STRata.com provide data on rental income, occupancy rates, and competition in specific areas.

You don't have multiple income streams like you would with multi-family The key is having the right local teams in place.