I'm mainly trying to figure out what my process needs to to have a credible deterrent.

@Isaam Brown If you don't want to house hack, I save up some more funds and buy a rental with 25% down and self-manage it if you are able to to get down the basics, then on the second one you can branch out of your comfort zone and do more of a BRRRR deal

His information is faulty, his approach is to "overleverage", "zero down" and in my opinion the information he leaves out is either lack of experience on his part or intentional deception, neither of which I am willing to be associated with.He leaves out very important information, like what my buddy recently posted at Using Subject To, to Get "Free" Properties - A Quick Guidelinehttps://www.biggerpockets.com/forums/311/topics/1188416-usin...We teach even the downside of Subject To and how to avoid the pitfalls.

Having friends as tenants is a fine line to toe; don't screw over your friends, it's not worth the cash. 

I mean, they don't HAVE to be too local, but love to to do business where I do business if you know what I mean. 

What about this property would others be drawn to to the point of wanting to invest so much for a low return?

I'd recommend outsourcing the bookkeeping if you don't want to to do it .

Consequently, you have un marketable title to to risks from unknown parties potentially challenging delivery and acceptance.Tony F. the solution rests in your hands to devise a strategy for redistribution of risk. 

Im very fortunate to to live in an outrageous market tho.

Then you have money that goes to to the seller, closing costs, and at least 3 months reserves.