Lead with a simple credibility stack: be clear about your buy box and pricing logic, share a one‑page deal sheet on every trade (collateral, payor history, servicer notes, exit plan), and match your promises to your updates.

RE brokers Licensed Attornies LIcensed and mortgage NMLS licensed MLO / bankers. not the fee companies that come from out of state and really can mess folks up with poor advice all to just collect their up front fee.. ran into many of those folks /  Most out of FLA. 

And then go back and look how you stack up.

It's capital stack structure generally reserved for larger commercial transactions where lenders are familiar and comfortable with complex capital stacks.

You will likely need your own system to capture the rental information along with costs that you pay for separately(Utilities, bank fees, interest, taxes, insurance, etc)If you have one property, I would prolly just use excel, especially if you have a PM company managing the property.

I’m seeing the same shift: light cosmetics are winning more often because they turn faster, carry less contractor risk, and keep you competitive on price; they boost rentability, shorten vacancy, and stack equity if you bought right.

Cut low‑value habits by replacing them with a cue routine reward stack, and measure progress by actions, not feelings offers sent, PMs interviewed, deals scanned.

Quote from @Elealeh Fulmaran: With no capital, pick the path that builds skill, credibility, and steady cash fast: house hack a small multi if you can qualify, then stack cash and experience into your next duplex; Airbnb arbitrage can work but adds lease and vacancy risk if demand shifts; laundromats can cash flow but are a full-on small business.

Stress test your deal with extra months of carry, include all fees, and line up your takeout loan or sale before you close.

With financing, we are seeing the same rates that you are, but we are partnering with the landowner in many cases, which helps the capital stack.