Hi @Erwin Groenendijk: I haven´t yet done my first deal, but I do have family and friends that have and also potential cash partners I have talked to about it.

Hi David,(1) I don't have much to invest ($280-$350k) and would want to diversify across different properties anyway (some DSTs are diversified, and I can probably pick up three different DSTs with my proceeds);(2) no direct participation in managing properties (tired of it);(3) illiquidity is not an issue (looking for a 7-10 or longer horizon, will need some cash 8-20 years down the road to fund the kids' college);(4) prefer paper investments in general, would be able to hedge declines in the real estate market with financial instruments (have a Ph.D. in finance and a CFA designation, but a newbie to RE exchanges).

So in the short term, my objective is to end up with a cash flowing property. 

Then take the cash and deposit to your account. 

I want to hire a virtual assistant to cold call a list of cash buyers I have to sign them up and to weed out the "dud" phone numbers so I can use another freelancer to track down the good phone number and then repeat until I get through the entire list.

I am not after cash flow right now.

Best bet may be a cash-out refinance DSCR Loan - what is the current financing/equity situation on the property?

The ADU should gross $4,500+/mo with basically all of it being net cash flow (we're paying cash to build the ADU).

There is a guy already that removes trash and moves coins around from machines etc, but the seller lives locally when it comes to taking the cash to the bank for deposits. 

You want to live in the smallest unit so you don't have to room hack an even unit and so you an cash flow more on the other side.