The best advice on this topic, in my opinion, comes from 2 books:How to win friends and influence peopleNever eat aloneI am also looking for brokerages to work with or even experienced shadow / intern for to gain experience and additional knowledge.

I used tools like BiggerPockets to analyze deals weekly, and building a reliable team and networking with experienced investors helped me gain confidence.

Analyze properties that need only minor updates and start small to manage costs and gain experience.

How do you scale without access to your capital?

This will minimize the tax burden of the gain you currently have and defers any other gain through the 1031 giving you more buying power going into the future.

One client came in hot looking for a multi-unit in Phoenix - they wanted to roll over gains, keep taxes deferred, and jump into a hotter market.

You don't live "bad" financial discipline, accrue wealth and THAN gain healthy financial habits from the $, that's nonsensical.

What we learned: We got lucky that we gained a lot of extra equity soon after we bought the house, which makes these repairs palatable. 

We have access to all the maintenance contractors one might need during tenancy. 

Analyze deals, build your network, and educate yourself constantly.If you have access to unique resources (like a VA loan, FHA Loan, or 401K), use them to your advantage!