Sweat equity.

Sweat equity.

With fix & flips, unless you have a financial partner (or family member, etc) you potentially could have no skin in the game besides sweat equity, but if you are working with any lenders and going at it alone, you will need something up front. 

One idea I’m considering is finding good fixer-upper deals in decent neighborhoods and adding value through sweat equity.

That way you’re putting in sweat equity and strategy instead of all the capital.Since you have VA loan eligibility, you could buy a multi-family property up to four units with zero down, live in one unit, and rent the others.

Works best in affordable, cash-flow markets.Partner or seller help: bring the deal/sweat equity, let a partner bring extra cash, or use seller credits to reduce your outlay.Simple 7-day plan:Pick your lane.Get pre-approved.3–4) Line up an investor-friendly agent + PM.5–7) Analyze 20 listings, tour 2, make 1 offer.You don’t need perfect, just your first win.

I would rather NOT flip than loose money or work and sweat while everyone else makes money.

You be the guy that handles everything else and make sweat equity work for you.   

And, for those people who have more time than money, they can put in sweat equity into directly owned real estate.

The MLS has been a tough place this year for investors, and you generally have to make deals work with a bit of sweat equity/remodeling/management.