I did go to college, not that it is mandatory, and got a business degree that emphasized real estate.  

Contraction: Emphasize cash-flowing properties, distressed sales, and securing deals below market value.

-Real estate earnings spending plan until the chains of bondage are gone: From Cash Flow: 25% into savings for taxes (will adjust after my 08 tax return), 25% for PITI and personal living expenses, 25% to grow my business, 20% to pay down bad debt (with emphases on the worst cash flow per debt finance instead of highest interest rate), 5% for my wife to spend, From Flipping: 40% set a side for taxes, 20% for business growth, 35% for bad debt reduction, 5% for the wife (got to keep her from charging).

In the business degree I got real estate was emphasized.  

Change your story each month as different stories will resonate with different people AND use each story to emphasize one of your “who do you know…” questions.

After a thorough market analysis, I reached out to the seller directly and negotiated a fair price based on comparable sales and the property's current condition, emphasizing my ability to close quickly.

After a thorough market analysis, I reached out to the seller directly and negotiated a fair price based on comparable sales and the property's current condition, emphasizing my ability to close quickly.

I went to college and got a business degree that emphasized real estate.  

I got a degree in business that emphasized in real estate, and back then (1980) I could get a broker license in Teaxs without being a salesperson first.  

Hopefully, by then your income has returned to pre-Covid levels.Another alternative is to look at hard money who emphasize more the property that you are purchasing than you.