Maybe an outside the box idea would be to try to force some equity by making some improvements in the house you live in.

The only thing that bests fear is courage and we only need a mustard seed of that to get things going...People often spend money on college and never go in to the field they spent that money on...the greatest lessons and the ones most remembered are learned 'on the job'.Wishing you more good news in the future and an exceptional 2025. 

You have 100/mo x 12 = 1200.You take the cash you have at end of day and divide it by the amount spent and that is CoC. 

@Nick D.I'd start with identifying what your buy box is for your next property and what you are going to need for a purchase.

Unit 3 trips a breaker and wants to reset it but the breaker box is in unit 1 and they're on vacation...

I feel my money is best spent building a portfolio of cash flowing units.

I've spent the last 3 years nagging the city to sell me a lot next to my property so I can install a driveway and they've finally agreed.

The key difference, though, was he spent months carefully getting to know the local architecs, reputable builders, and even a couple of niche design firms that specialize in modern builds for mid- to high-end buyers.

Spent too much of my own time trying to save money.

The process for commercial properties is basically the same as residential properties, so it takes work.Again, echoing Dominic, a good investment is a good investment, whether you spent 8 months courting an owner to get them to sell to you, or whether it is on CBRE/Cushman/Marcus/Loopnet or any other brokerage website.