Building a down payment and a reserve fund may prolong your time window to "be ready" to invest but it will certainly make your investment more productive and promote success.

It seems like SPC is a better choice because it will last a lot longer, and is waterproof so we can use one product throughout the homes. 

@Stephanie Wells I am a licensed lender and I do know of the product.

Creative loan products for 2-4 units that allow less than 20% down for owner occupants.

Depending on your market you can look for high producing team in a brokerage such as Keller Williams, Coldwell Banker, etc. and see if they're hiring a showing agent and get some experience from there. 

If you were selling ShamWow's, but didn't believe in the product and didn't use it, how well can you really sell it?

Sale rep said the only product available is "All Data", which includes national and international.

Once I refinance to complete the BRRRR it should still produce 10k a year after all is said and done. 

I  used Home Depot's Web site to select the doors I wanted and also used the Homewyse website to get a second set of numbers, and they came both pretty close to each other at $1800 products and $1300 labor.I then contact Home Depot to get a person on site to inspect and take measurements, and a couple days later I get an estimate with two sections: Customer Pickup #1 for $2695, and Installation #1 with $0 total.

If you haven’t been to it already, you might want to check out the BP blog: https://www.biggerpockets.com/blog/There are discounts on some products and services are offered to BP members: https://www.biggerpockets.com/perks/pro