Or house hack with 10-15% down + closing costs but same % of reserves.Until then, keep saving in a HYSA or as "risk-free" as on option with some yield will provide.You're not situated to be an REI right now, just deal with it.

I can’t afford to keep losing 3 or 4 months of rent. 

As long as you keep everything in a separate bank and credit card account, it should be fairly straightforward to track.

The assessed value is something that you try to keep down as an owner, and the market value is not really correlated strongly in a lot of cases with assessed value.

In addition the buyers had to go through a year long class on money management and how to keep their credit good and so on and so forth.. this program is NOT designed for investors although it says its open to anyone who makes below the median income I believe and you can have crappy credit most do. 

I keep hearing that 2 or 3 BR properties rent out much better than 4 BR, but this in contrast to airdna and BNBCalc at least on projected revenue. 

I'll definitely keep that in mind as I go about my research.

Please keep in mind the 3x rent is probably in reference to smaller 1 bed to 2 bed units.

Credit Card (Liability)Your balance sheet starts off balanced, so each transaction should keep the accounting equation Assets = Liabilities + Equity true. 

They work closely with tenants and community orgs to keep the payments coming in during hard times and the team will help you with evaluating upcoming purchases.