Are you targeting your local market/city? 

Great way to learn hands-on while minimizing personal financial risk.Would you be interested in connecting with local real estate investor groups in Illinois?

Try networking locally with HML's who know the market. 

Duplex can always add additional units via the ADU laws. 8) Related to number 1, purchasing a property with an existing ADU is cheaper than buying a property and adding an ADU.

The seller would have to be paying us to take the property if we wanted to make that amount.We make use of the tools here on BP to help frame out a deal as well as using our knowledge of the local market to gauge what a property will be worth renovated. 

Have you considered reaching out to local lenders or brokers who specialize in new construction?

We only lend to experienced rehabbers who have been doing this full-time and locally.

Something like $1,200 for the local “fancy upgrade”.

If you’re looking for investor-friendly agents, I’d check BiggerPockets networking forums or local meetups—sometimes word-of-mouth works better than the MLS.

This will help you close deals faster.Focus on marketing and lead generation to find motivated sellers—direct mail, driving for dollars, and online marketing all work well here.Know your numbers—being able to accurately assess the value of properties and make solid offers is key.Network with other investors and professionals—attend local REI meetups, connect with title companies, and build relationships with hard money lenders.Feel free to reach out if you ever want to chat more or exchange ideas!