I can see how starting with a 4-plex could provide better returns and learning opportunities without an overwhelming jump in complexity.

The more time you spend talking about other options and try to build up the negatives, the less time you are spending on what you fell are the positives of your own idea.If you believe that you are onto a great idea using L2P option contracts and forming partnerships where someone else provides 100% of the money while you provide 100% of the real estate-related functions, then start it up and make it work.  

When you say they were incompetent can you provide more feedback for novice investors. 

Guests provide revenue and guest provide Reviews. 

If you’re confident in your ability to find undervalued properties, using the equity in your homes can provide the leverage you need.

But perhaps you would be better served helping a local experienced investor find deals and ask them to show you exactly how they analyze deals, what's good vs bad, how do they finance (debt vs equity) etc etc and understand their business model that has a proven track record by providing value to them.

If I invested 100K today, they are currently providing anywhere from 60 to 72% passive tax deductions due to cost segregation, depreciation, etc. 

Happy to provide more details.

That is a game changer. 

Denton County offers opportunities in suburban and college town markets, while Grayson County provides affordable entry points with cash-flow potential.