.- The 203(k) will allow you to bid on properties that need repairs that won't qualify for a traditional mortgage => less competition => better purchase price.You will need to find a great local contractor you can trust to supply the required bids to qualify for the 203(k).- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

To win these deals, you must have vetted, trusted cash buyers ready to close — ideally with multiple funding sources lined up.

Think of a fellow investor you trust, and then message them right now.

I'm working with atty to prepare promissory note/deed of trust.  

Trust but verify.

When it comes to REIT Stocks or Wholesaling, it may depend on how active you may want to be trying to make deals for a wholesale versus obtaining and growing funds through REITs.One thing I may recommend as you start your real estate journey, if you haven't done so already, is to learn about Trusts and LLCs.

Work towards a relationship of mutual trust so you can keep building on success.In the end, you will save $ and have a much more successful investing journey if you treat your (good) team well and make sure they're benefiting from the partnership also. 

If people on this site need to use chatgpt to communicate then I automatically don't trust them.

I think this is one of those areas where a thoughtful, transparent approach can actually build trust rather than erode it.

One thing I’d add is communication with owners; keeping investors informed (without overwhelming them) is a big part of building trust and long-term relationships.