having the rent in a month occasionally exceed the expenses in that month is not actual net income. 

My 20s were a blur, working all of the time, starting a couple of businesses, and living off of nothing.

We use 600 as a minimum credit score but will occasionally make exceptions if everything else in their file is decent.

I run into this scenario occasionally.

Read books and maybe take on the occasional 3 day seminar. 

A TIC gives you direct title and typically more control, but often requires active votes and occasional capital calls.

To qualify, you have to prove actual day-to-day management or operations, not just investor-type oversight.Things like studying financials, preparing your own reports, monitoring money without being in a decision-making role, or having occasional consultations don’t count.

Lightning strikes occasionally if you're active, but that isn't a business plan.

I would recommend  to avoid guru mentors that only make money off of selling you a course and meeting with you occasionally that might not really know in's and out's of real estate in general or in the market you're looking in.

Just got the unit back right before finalizing the eviction to discover that they had been scamming multiple TV/internet providers for the free 3 month sign on period and then switching to the next as there are about 6 different companies boxes that I have to sort through and return as occasionally they stick the bills for equipment with the landlord in our area.