I, like most posters here, have a natural bias toward our area of investment/financial/business interest.  

Most fake this, but you are genuine.My response to you is then this.First, be careful, because human nature is a treacherous one.

Go to college (or, alternatively, learn a good trade) and set yourself up for maximum earning potential in a field that's interesting to you. 3.

Yes, you have your nuances and pains that make you work a bit harder for your money in these areas, but each has its own gravitational pull that, even though some hate it, more people are drawn to it, creating a natural scarcity.  

Again  as an LP, ask yourself why you are the preferred check writer over the more sophisticated and more natural equity contributor? 

Thinking of Freeport, niceville, crestview, etc.I like Freeport overall and naturally I’m looking at rentals rates vs the cost of townhomes and single family homes.

Everything is dark and the curtains aren’t even open to let in natural light.  

Alternatively, consider house hacking or rentals for more stability.

Were seeing a lot of BRRRR refinances in the sixes rate wise recently - rates have been a bit volatile last couple of weeks but some really solid BRRRR deals going on with DSCR considering the short seasoning periods and rates really competitive with conventional alternatives

Alternatively, you could take a loan against your 401k for that initial amount.Once you’ve secured the property and paid the 5%, you can then work with a private money lender (PML) to close on the property once the deed is ready.