I don't think it is probably a good idea in most cases to borrow other people's money to go learn this niche.   

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Cold Calls - I find this extremely draining and it comes out when I do call.

Planning to relocate to the Southeast (SC, NC or Georgia) in 2026 and want to start out by investing in single-family rentals, condos and joining real estate investment groups to invest in multi-unit or commercial properties.My investing goals consist of cash flow for consistent monthly payments and equity for bigger purchases down the road.Looking forward to building a network of real estate professionals and investors to help find new opportunities, stay on top of market trends and provide value to other investors and tenants.Any tips for new investors would be appreciated.Best,Brett HarmonTwitter

I would also talk to leasing brokers for this type of property to understand if there is real appetite from tenants for this type of building, as even if it doesn't directly impact your approach, it will give you some insights into how a potential buyer may be looking at it.

This scheme had been attempted, and it was shot down in court.

Probably based on this "Within 21 days after move-out, the landlord must send the tenant an itemized statement explaining in detail any deductions from the security deposit (unless they total less than $125), and return the rest of the deposit."

Once you identify this, it will be easier to decide what investment you should buy. 

I am trying to do this without using him as the GC.  

I could not find this answer anywhere.