@Casey HamptonI keep seeing a guy named Tom Cruz (not the actor Tom Cruise LOL) popping up on social media promoting his Section 8 course.

I'm trying to break in to the word of mouth circle, but it's been tougher than I initially thought it would be. 

I am currently using FUB/Ylopo and zBuyer, working with a few Ylopo social/PPC leads right now but they are going to take Alot of work to convert, zBuyer for SoCal are 99% seniors that are just curious about their home value, so while there's been conversions they are far and few between. 

He buys social media engagement to push his products.

There is a reason WLI can be popular in insurance circles, but it has nothing to do with the performance of the policy, but the commission on the plan.

Now, onto the million-dollar question: How does one embark on a real estate journey with pockets as empty as my social calendar on a Saturday night?

You need to have the property marketed everywhere possible including the MLS, social media, and the other 50 websites you are neglecting, Zillow and Apartments are the only place tenants look.

I don't know any parent in my circle who just gives their kid money to burn.

Some ideas: posting on forums; reach out to your network; college campuses; business relocation sites; and yes, social media :) Use a good screening procedure to weed out unqualified applicants.

The most successful investors in my circle here in columbus have their portfolio built of primarily SFH. inlist quality brokers, agents, and wholesalers to fill your funnel and then team up with a great honest general contractor to help you understand the back end of the projects.