Annual returns depends entirely on you finding the next project to lend on (minimize down time between deals funded).Flipping (to grow capital pool) is high on time and risk, moderately high on money. 

Don't sleep on Baltimore - lots of opportunities for BRRRR rentals and turn-key (or minimal upkeep needed) cashflow rentals.

If you can minimize that to a point where you can get close to a $0 living expense or even get paid to have a roof over your head, you are going to have a huge head start on your path to financial freedom.You are young.

These would be houses that need minimal work, so move in ready or possibly ones that already have tenants in place.

We bought properties that required minimal rehab to get ready to rent and we had a PM.

I am trying to open up the market of homes for sale, purchase with minimal fees and secure those homes for very little down. 

The problem you may have is the amount of the loan with your minimal income.

@Corby GoadeTo me anything higher than a 10 cap, preferably one multi family in the 500 k range with minimal repairs.

While our deck and railings are secure, I constantly fear someone might do something foolish -- or worse, a child might do something naively -- and fall.What is the best way to help communicate safety to guests, and what are steps I should take to minimize liability should something happen?

When your income starts to increase you may want to look at S-corp, it will help you minimize tax liability (but again, this is later on when your income grows).