Early investments into your business will include marketing, software, MLS dues, education/coaching/mentorship, gas/mileage/travel, taking potential clients out for lunch/coffee, etc.When you're not working at your PT job, focus your time an attention on the following:- everything @Dallas Sauer & @Hayden McDougal mentioned- Having conversations with 5-10 people everyday.

I have invested much more in personal development, coaching, and mentors.

Offer wellness gatherings if there's an event space and bring in influential life coaches/yoga types.  

I'm considering diverse options for reinvesting the proceeds ($200k+) from a planned 1031 exchange and am open to various strategies:Las Vegas/Reno: These markets offer potential for both cash flow and appreciation, but I'd need more information on their suitability for mid-term rentals and current market conditions.BRRR strategy: This approach could be attractive for value creation, but I'm hesitant about out-of-state management and require a turnkey or experienced team to handle renovations.Other locations: I'm open to exploring other markets offering favorable investment opportunities, particularly turnkey properties or areas with manageable maintenance requirements.My preferences:Turnkey properties: Minimize management headaches and focus on cash flow.Limited appreciation: While some appreciation is welcome, cash flow is the primary priority.Shorter-term rentals: While Airbnb isn't an option in my current area, I'm open to exploring short-term rentals in other markets.Avoidance of major renovations: My recent experience has solidified my preference for well-maintained properties.Current portfolio:3 duplexes in Missouri (mixed performance)1 single-family home in Memphis, TN (turnkey, positive experience)Questions for the community:What are your thoughts on Las Vegas and Reno as potential investment destinations?

A lot of my coaching clients are here in the midwest but their listings are nationwide. 

Don’t let any mentor or coach tell you that you can do these for zero down.Usually you can find these for $15,000 or so in “up front” money.Here are the differences and why it can be done.By buying “off market”, the selling price can be reduced by the amount of the fees the seller would have to pay if they used a real estate agent.

Regardless, there are 2 main criteria I use when seeking out coaching: 1).

but be very careful if you're ever coached by someone to have an intent that is not demonstrable. 

So I decided to go in a different direction and I hired a company called Wealth Factory, which sells a coaching program with an initial membership fee of $7500 and openly states that they are going to pair you with providers and that they do not do the tax preparation, investment, real estate, or other work they just coach you and help you see which professionals you need and then pair you up with them.  

It’s easy to pay less than $2500 including paint for 2400sf house in vegas.