I'd like to set up another company on QBO to keep track of the rental property as well, but honestly, I have a hard time justifying $75/mo for a program that won't be used extensively for a rental property with straight forward cash flows.

That being said, the AZREIA (Arizona Real Estate Investors Association) has a major part of their program dedicated to everything wholesaling - from getting started to scaling.  

These improvements—whether they involve upgrading individual units, enhancing amenities, or modernizing the building—can be challenging to finance.

If the goal is truly to replace W2 income, a more realistic approach would involve development related investments that have the potential to generate more meaningful cash flow.

The house I own alone is what I plan to use for financing as I would not need my uncle involved in the transaction.

Hi everyone, I operate a licensed Group Family Child Care program in Queens, NY, and I’m currently expanding into a second location through a residential property acquisition. 

Same for 2-years of job/income stability.Tenant Default: 10-20% probability of eviction or early lease termination.Section 8: Class C rents usually meet program requirements, proper screening still recommended.Vacancies: 10-20%, depending on market conditions and tenant screening.Cashflow vs Appreciation: Should cashflow immediately, at the lower end of relative rent & value appreciation.Class D Properties:Tenant Pool: Majority of FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, but should have no convictions/evictions in last 12 months.

I just wanted to put this out, maybe plant a mustard seed for some, and just hear some honest replies to what my experience has been since getting involved in the investment industry.

From your description, I'm not exactly clear what you are struggling with.I have been involved in several deals with agency debt that are non-recourse loans.  

Same for 2-years of job/income stability.Tenant Default: 10-20% probability of eviction or early lease termination.Section 8: Class C rents usually meet program requirements, proper screening still recommended.Vacancies: 10-20%, depending on market conditions and tenant screening.Cashflow vs Appreciation: Should cashflow immediately, at the lower end of relative rent & value appreciation.Class D Properties:Tenant Pool: Majority of FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, but should have no convictions/evictions in last 12 months.