Even just doing one of those is hard enough, but now you have to be an expert in finding discounted properties, rehabbing properties, rental and property management, maintenance, and raising capital and getting loans.

I am a Realtor here in San Antonio that only does off-market or discounted on market deals.

But I am having second thoughts and think this might not be enough.The seller tell me they are willing to sell it at a significant discount because they need to rotate assets and redeploy capital.

So appreciation discounts. - There are fourplexes with better number if you go out of Austin.

I prefer under-valued, distressed, poorly managed, properties needing updating/rehabbing in markets where I can buy at a discount and build equity and cash flow for my time and investment.

I used Design Appruv on my first ADU and they have since gone bankrupt and stole everyone's money :/...so don't use them, but do look up their Yelp reviews if you want a good chuckle.My buddy CJ just left ADU Geeks and is starting his own company - I think for quite a significant discount. 

Buy once, cry once.We have a heloc on our primary and my bank just promoted a very discounted rate for 6mo.

I normally look to buy units at a 20-30% discount compared to the area and develop a business plan to create equity via forced apprecation, primarily on commercial properties (5+ unit multifamily).

From what I've heard some real estate buying agents are moving on to become TC, others are considering the fix & flip business model capitalizing on what they do know and that is locating discounted properties coupled with there knowledge of sales simply need financial backing.

The goal is to take down 5-20 million dollar deals; the next few years will be properties that will come to market at very prominent discount.