Think about your market and what people are willing to pay a premium for.

I appreciate the encouragement—I'm excited to learn from and connect with investors in this community.Right now, I’m primarily focused on house hacking in the LA market, but I’m open to exploring out-of-state opportunities later in my career.

However, many states now require some version of a license to wholesale, so I'd identify a market first and then dig into their specific wholesaler requirements. 

Or you could decide that you're going to hang in there for family/legacy reasons, and keep raising the rent whenever the market supports... and whenever you turn over a set of tenants.

Quote from @Francisco Milan: These really do not do much these days for people finding most of the listing online; however, you need to be sure that you put one out because any lead is a lead to put in your database to market to. 

I would choose the strategy that best fits your strengths (unfair advantages) and what the market in your area demands.

I.E. you know the area better than others.Is there a short-term rental market where you vacation at, where you went to college or where you grew up in?

Woah 13.85% even on an investment property is super high...I got a heloc at a 7.25% (this is variable with the market as with any HELOC) for an investment property.Talk to your local credit union.

Our focus is on mid market 50-100 unit's but happy to help.

Any brokerage can be the right fit for you so long as you commit to taking initiative and putting in the work.By 'work', I mean income-producing activities (lead generation and follow-up) i.e. cold calling, door-knocking, contacting your sphere of influence, networking, hosting open houses, running online advertising, marketing (paper or online), or anything else that will get you in front of prospective clients.My first broker rarely answered my phone calls and by the time she responded, I'd often already have the answer I was looking for.