You can learn to do this independently or get a rockstar REALTOR to lead the way.

Networking with local real estate meetups in Raleigh or surrounding areas could also help you find leads directly from other investors.

I market on Craiglist, Zillow, FB and Apts.com and get great leads from each in my market.

The entire agent model would perish because most of the time off-market listings are new leads that need to be prepared before hitting the market.

A better solution, in my opinion, is not to rely on wholesalers,  as not only is it a dying breed due to the sheer incompetence they exhibit due to gurus' wrong instructions and teachings, but, wouldn't it be better to generate your own leads through a high performing website?

Typically they have a side entrance that leads to the basement which can be easily split up with a door/wall.

So if you search for specific terms like “real estate for sale” or something similar, you should discover a few solid leads that you never would have found otherwise.All in all, using the search feature is a great way to discover other connections to valuable real estate as well.

Once that phase is complete, I’d transition back into long-term holds.As for the cash-out refi, without at least doubling the rent, I’d be in a net-negative position each month, which doesn’t seem like a worthwhile trade-off.On the tenant side, I agree with your point about the business aspect—it’s something I’m working on coming to terms with.

I also read forbearance negatively affects your ability to buy more property.  

Lastly, if you still decide syndications are appealing, get educated on how to vet the lead sponsor (including deep background checks), the market, and the deal itself (even though some concepts are similar, it is not the same as the single family long term rental analysis).