From there, we started underwriting everything with the same filter: does this deal move us closer to our target cash flow or equity growth number?

Keep it simple: pick one stable, landlord‑friendly market, target small multis in B/C areas with light value‑add, and insist the numbers cash flow after vacancy, taxes, insurance, PM, and CapEx.

For a quick flip in the 757 without touching your current loan, line up speed capital and a clean exit before you offer: build a small bench of hard money and private lenders, compare total cost of capital and minimum down, and target light, cosmetic value-add with multiple exit options.

Fix it with a simple system: pick one clear target for the next 90 days, block two power hours on your calendar weekly for only high‑leverage tasks analyzing deals, making offers, building your team, and hold yourself accountable with a quick weekly review what moved the needle, what didn’t, what’s next.

My rule: if cosmetics get you to your target spread quickly, take the base hit; if a heavy lift doubles the value of every rehab dollar and you control scope, swing big.

I Try to target turn key properties <225k since i am out of state and work full time.

If you stay in school, engineer ROI by targeting internships with active developers, picking courses that sharpen contracts, zoning, and negotiations, and building a sponsor network; if you don’t see a clear path to paid reps within 6–12 months, consider pausing and going full‑time into an apprenticeship.

If you share your target note type and state, I’ll suggest a first outreach script.

Next step: define your buy box (location, bed/bath, price range, rent target), talk to one investor‑friendly agent and one PM, and analyze five active listings this week.

In terms of what target, I'm looking at fix and flips but priority being long-term hold where maybe I can live and rent of some sort.