They will see a large pipeline of local deals, and they will buy some as rentals, flip others, and flip the contract (wholesale) a handful where it makes sense.

This works with any type of appreciating property such as real estate, stocks, etcDepending on the appreciation rate, you can potentially see asset values double every 7-14 years.Likely around 7 years if the appreciation rate is 8%Likely around 14 years if the appreciation rate is 4%If you buy something for $100,000 and it appreciates to $200,000, you can potentially take a loan on the $100,000 appreciation which would not be considered a taxable event.However, be mindful that you are paying interest on the loan and you have to payback the loan but yes, it would not add on to your taxable income.

Buy an existing house to live in and add an ADU in the back.

Yes you can buy stuff over the counter however as said most of it will be junk.

Buy your Aunt out first 

The VA and Fha loans have been able to do it but their strict appraisal guidelines make it tough to buy the often older homes in my market in Virginia Beach / Norfolk Area. 

(The Black Friday sale on the Bigger Pockets bookstore was where I did my own Christmas shopping so my family knew what to ‘buy’ for me!).

Just a thought or buy a bizzness that will do far better than rentals. 

One thing you don't want to do is to buy based on proforma and have a negative cash flow property, especially on your first deal.

You're better off focusing on specific markets, specific neighborhoods, analyzing numbers, and building an ideal buy [box].