I don’t have the money to begin something like BRRRR, but want to get into the game. 

AVOID syndicators (who will happily take your money).

Even Do Hard Money that advertised 100% 100% you had to spend 3k on their training materials up front and spend 600.00 per loan submission.. so you needed up front money and also have to advance on the draws..

And oops, all your money is gone because it was actually a bad deal in the first place. 

Again I'm just exploring my options as this is my hard earned money that I'm spending and I'm not an iron fist person but like to be "fair" and "punctual" with any business.

My partner and I used hard money to buy property and have about 180k in house so far.

They'll likely want you to use the money you're making on the sale of the lot to partially pay down the remaining mortgage since it will be for a smaller remaining amount of property which makes sense to me from their point of view. 

Hard money is something too scary for me to even consider. 

Cities will either not be able to comply or select sites that are currently zoned and used for purposes other than housing.This can lead to more complications with lawsuits and other administrative challenges that in addition to absorbing time and money prevent additional housing units from being built.

Two-story houses bring in more money from rent and make saving on costs easier, but buildings with four homes cost less to start and are simpler to manage.