Using a 1031 exchange would be a good option to explore if you do want to go that route.

If you go the QB route what I suggest is someone specifically experienced with real estate investing who can set up the QB account for you correctly from the beginning.

I see a bunch of turnkey companies that seem enticing, but I am afraid I won't learn enough about the business going that route.

I'd definitely be interested in going that route. any advice you have on how to get that type of project going, as Jeff mentioned, I would greatly appreciate. 

To go the route you are saying, what budget will you set aside and how will you verify you are getting the action from the person you want or expect?

Goals for this deal:- secure precisely 3 units within 1 mile of Rillito Bike Path @ Dodge Blvd: easy to access all major Tucson road cycling routes- property layout functional for STR: adequate parking, separate backyard spaces, etc- walking distance to Brandi Fenton Dog Park & Tucson Hop Shop (best bar in Tucson)- pay house cleaner & landscaper to periodically clean primary residence out of AirBnB income (still working towards that!)

Hey @Danny MorrellGoing the traditional route (self funding and using conventional lending products) will be tricky with $10k, so I'll throw out a few alternative ideas you might consider.House HackingAs others have said, House Hacking can be a great way to get started. 

Would it be smarter to have a later start in NYC or take the riskier route and invest out of state?

I'm curious what route you want to use to house hack with your son living there?

If you have decided that REI is the route that you want to go, then doing your research and getting to know as much as you can is the best solution.