And yet every single tenant that stole appliances would be found guilty. 

I am using RentRedi property management for my two single family rentals.

., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

You are betting too much on the refinance portion if you try to BRRRR with hard money.

Starting with single-family and small multi-family properties is a smart choice, especially out of state.

Pros of RE:- leverage (can house hack and put 3.5% down FHA, 5% or 10% down conventional loan if you live in one of the units, 2 to 4 unit or buy single family, live in it and rent out each room and buy a $500,000 or $1 million asset).

., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

I can not picture a single scenario where this is a "solution" for anyone other than the middle man. 

My two single family houses typically get rented out as mid term rentals under airbnb which offers good coverage and we have been happy with.

I find these properties in areas where single lot values exceed 50K.