If you anticipate negative cash flow initially, consider how you plan to address this situation in the short and long term.Before making a decision, it's advisable to consult with a real estate professional, financial advisor, or accountant who can provide personalized guidance based on your specific financial situation and goals.

Once you feel comfortable that you know where to want to invest and you have the funds for a down payment, all you need to do is get preapproved and start working with a realtor to identify a specific property.

Laws are super local, changing from one place to another, so it's a smart move to get a lawyer to tailor that lease specifically for your spot.

If you have any specific questions or need guidance along the way, feel free to reach out.

What specifically are the PMCs charging for that is restricting your cashflow?

If I were in your shoes, I would do the following:- set 6 months worth of income aside in a HYSA to save it for a rainy day (this will help shield you if you lose your job, or if something goes horribly awry with your investment properties)- open a Bank on Yourself life insurance policy (this is a specific type of high dividend paying whole life insurance where you can borrow against the cash value in your policy at any time and the money will continue growing as if you never took out a loan.

One would need to connect with a realtor, lender, there's inspections, there's needing a specific amount of capital to invest, tenants, property management, etc. 

Pergo Outlast+ is the middle one of 3 quality levels and is specifically rated for bathrooms and kitchens and advertised as waterproof.

The down side is that they typically have higher interest rates due to the higher risk associated with investment and commercial properties and are property specific.

Tucson Section 8 is valuing my two- and three-bedroom units in a duplex well below market rental rates because they said they don't have data supporting higher rents specific to duplexes (they won't compare to SFHs or Apartments).