You'll have higher out of pocket costs for inspections and appraisal on 5+ units, LTV typically doesn't go as high, many lenders require a 70%+ occupancy rate.

I have a high credit score and zero debt; I just don’t have the work history.

With the high property tax and about 10k of work needed on the home.

Is this price point too high for rehab companies, flippers ,etc?      

I am trying to avoid being marked as a HIGH RISK. business so I'm trying to find the best one that fits for that.

I’ve had to change my strategy due to my city being a high market.

GP's receive fees (acquisition fee and asset management fee) + some "sweat equity".Lot more that goes into it, but that's high level.I've syndicated 10 deals so far, I love the model!

As for books, if you haven't already, I highly recommend checking out "The Book on Rental Property Investing" by Brandon Turner.

I'm sure your income would be higher renting by the room vs renting the whole home, but as long as there are comps to support a value high enough for a DSCR ratio of 1.00+, you should be in the clear.

Do not be transactional thinking you need to make a high commission on every deal, understand that the real money is in the long term relationship.