Personally, I’ve seen some of the best deals come from local connections paired with consistent lead tracking tools.

What I’m seeing with clients now is exactly what you mentioned: as markets rebalance, the best opportunities are often paired with smart tax and capex planning.

If you want maximum flexibility to 1031 later, TIC is usually the right call—just pair it with a strong agreement and a lender that’s comfortable with the structure.

That’s why a lot of folks also diversify into the Midwest, where acquisition prices are lower, cash flow is stronger, and it pairs well with keeping something in Florida for appreciation.What type of returns are you targeting—more cash flow or long-term appreciation?

Pair that with a rehab-friendly loan or private money for speed, then roll into a DSCR or conventional refi once the property is rented.

The fact that you’re already studying, networking, and pairing education with hands-on experience is exactly how real investors get started.

I’ve seen this work really well for clients, especially when paired with syndications, but it’s all about balancing leverage, liquidity, and tax strategy so you’re not overexposed.

Many use free online tools with real-time data on sold prices and ARVs, often paired with a realtor for MLS access.

Many investors I work with in the Midwest find this strategy works well when paired with reliable local contractors and a good project management plan, so your rehab profits stay predictable.

What works for me is pairing a foreman who’s good with psychology (basically the contractor whisperer) with a project manager who tracks budgets and deadlines (sometimes even virtual).