One angle that's worked for me: instead of chasing the same MLS scraps as everyone else, I focus on distressed owner situations, divorces, probates, job relocations.

I’m not chasing appreciation or BRRR hype — just looking for properties that work today and still make sense 10–20 years out.My capital stack:~$90k available for down payment + closing + initial reservesFinancing: conventional / FHA / DSCR (open to all)Goal: cash flow ≥ $200–400/month per door after all expensesI’m not looking for “get rich quick” or BRRR hype — just steady, boring, dependable cash flow that survives recessions.Appreciate any real-world experience 🙏Thanks!

 If you are undertaking value add, prioritize creating equity over chasing cash flow.

Which happens via chasing the liar narrative of "cash-flow properties" vs the TRUE wealth generator APPRECIATION. 

Most people chase 100 new leads but drop the ball on the 50 they already have.

What often gets missed is that groups like ours aren’t chasing scraps of seasoned paper, we’re brokering and selling performing loans that were originated correctly from day one, and that’s a fundamentally different approach.

I have two officer packets pending (a general OCS packet and a DCEM packet), so there is meaningful uncertainty in my next 1–2 years regarding whether I will remain enlisted or commission as an officer.Even with this uncertainty, I’m trying to think strategically about how to begin investing in real estate while serving.My long-term goal is straightforward:Build wealth slowly and intelligently through real estate over decades — not chase quick wins.Current situation:• Entering active duty (income will vary depending on enlisted vs officer path)• Intend to leverage the VA loan when appropriateI will be partnering with a former college roommate who is well established in financial analysis.

Focus on clean cash flow and realistic comps rather than chasing the “hot” market label.

We’re taking time to learn, observe, and build alignment before scaling.I’m learning Real estate isn’t a race and it's not about chasing every deal.

The best advice I have for someone looking to get into this space is to try to buy properties:1. in the right location - location is everything, it determines who rents your appt, how quickly you get it rented out, and your long term appreciation and returns. 2. covering your expenses is important but dont chase cash flow. you will always be better off making slightly worse returns on paper in a solid area than chasing rents in risker ones.