There are a couple of ways you can get started in RE; the most common approach is house-hacking.

W2 income to investor is a common route, it’s incredibly accessible down here, and your strategy idea is excellent.

Unfortunately, Pollution and Mold related claims are common Exclusions of the GL policy. 

Whenever we tell them, they straight up deny even though there’s a cloud of smoke arising from their unit every time we enter the building.

Especially when you factor in down payment, closing costs, monthly mortgage payments and monthly common charges.

Easy reads and they use real person experiences to help generate a common ground for you.

It's pretty common for lenders to have that requirement of >20% equity owners.

They smoke in the house, however - I have no "proof" to prove that they do in the court of law except that I smell it and see a cloud of smoke arising from their unit every time I enter3.

If they took the deed with "joint ownership" as opposed to "owners in common", then the surviving owner inherits the property and it doesn't go to other heirs through any sort of probate process.

In other words, they want you to be an investor, but still have a 9-5 job just in case all of your tenants leave and you need to pay the mortgage (as if that's a common occurrence).