If you are a beginner, I highly recommend exhausting your conventional options.

Wade returns for non performing notes has tightened and is now in high teens low 20's.

I had another person speak highly of New Western.

If you’re below $275K, focus on high-impact upgrades like improving curb appeal (landscaping, fresh paint), refreshing the kitchen and bathrooms (new hardware, lighting), or adding energy-efficient features (smart thermostats, LED lighting).

We are in a constricted market cycle, low volume, strained budgets, high costs.

If one has high living expenses, cash flow doesn't mean much and I definitely understand going for appreciation first.

.- High risk - Time-intensive - Requires substantial capitalBRRRR:Pros.- Builds long-term wealth - Generates rental income - Increases equityCons.- Complex process - Requires financing - Dependent on market conditionsAirbnb:Pros.- Potential for higher returns - Flexible pricing - Short-term commitmentCons.- Requires active management - Subject to regulatory risks - Income can vary seasonallyI wish you the best in your new venture.

These rates can get very high, but access to more lending unsecured if needed. 

High praise coming from you Steve.

Companies are unlikely to consider cities with high crime or cities with high operating costs.You will need multiple properties to replace your current income.