Quote from @Robin Simon: to the contrary, you could argue that buying turnkey is "dead" right now because prices remain high and cash flow remains hardly possible - the only solution people are finding right now seems to be BRRRR (outside of getting great, overlooked deals) I’be been and still am in investments that don’t require the BRRRR.

Of course, given the cultural taboo of it all...not the permanent solution.I'd say charge them.Cracking up...spending my Thursday morning talking about poop paper solutions...

So is your comment about passive investors wanting ROI that are only achievable (on a SUSTAINABLE basis, and without undo risk) by knowledgable, experienced active investors "in the game".  

I have a solution that I do myself once a year.Here's one of my best tips: go on Airbnb as a TRAVELER, in Traveler mode.

Why not offer your services as a "kind and caring" property solution for a family in need of liquidating an estate?

Ask discovery questions, genuinely care about the answers, and seek to find a solution that falls in line with what is important to the owner.Aim to first establish trust with the owner.

DSCR would be an easy option to go assuming you're looking for a long term solution.

With wholesalers on their own with or without guru training I would say maybe 2 or 3 out of 100 actually build a sustainable bizz.. 

What kind of loan would you recommend or solution?

Real estate investing is a marathon, so start small, focus on sustainable growth, and leverage house hacking for long-term wealth.Good luck!