But as a new investor, sometimes this advice leads you to only have cheerleaders in your life.

I imagine the whole process is simpler but can anyone tell me how different it is when you don't borrow the rehab costs?

Just like most things in life there are good and bad to both choices. 

Way simpler and more protective for everyone for about $30/month.Out of curiosity, will you be at red stick REI in January?

Forcing appreciation on properties requiring work is a longer term goal but I’d like to start with a simpler project.  

This also leads owners to ASSUME simpler is better when it comes to management contracts.

However, full site visits, though more expensive, maximize tax savings by capturing every depreciable asset and offer better audit protection.While online studies may be suitable for simpler properties, full site visits are ideal for complex or high-value properties.

All things being equal, a simpler option would be to terminate the lease with a penalty of one month's rent, agreed to in writing.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

This is how I see it:Single-Family Homes:Pros:Larger pool of potential tenants (families).Simpler management (one tenant, one lease).Often easier to finance.May appreciate faster in some markets.Cons:Only one income stream.Vacancy hits harder financially.Duplexes:Pros:Two potential income streams.Live in one unit and rent the other (house hacking!)