Hey Daniel, if you're unable to walk the properties yourself, your best bet would be to establish a relationship with a local contractor to estimate costs for you.

And most of the value in the opportunities has been scaled off by all of the other players.Ok I’m gambling on the other side….

Apparently it was something new that was established in 2022 where the closer you get to 25% the fees are phased out?

You might be able to find some materials online but you gamble on the quality.In my case this is what I follow:- Construction material locally so we quickly can resupply - Flooring locally (I find better prices and service this way)- Plumbing locally (I bought online for my first remo and quality was really bad) locally are more expensive but I don't gamble anymore as plumbing is something that is always a time constraints to complete and continue other works.- Electronic fixtures like fans, etc online.

I would focus on established markets that are still showing growth and have more than just one draw.Taking my main market of Tampa Metro as an example - There is more than just beaches, you also have MLB/NHL/NFL + Spring break and MLB Spring training, aquariums, golf, casino, new downtown development, and a lot of business travel.You want to avoid markets with just one draw, as if something happens to that draw, you will be hurting for who knows how long.

I am seeking perspective from the savvy note investors as well as established buy and hold (rental property) investors regarding the "best" strategy to grow net worth over time. 

While "hard money" and "private money" are often used interchangeably, there are subtle differences:Hard Money Loans: Typically offered by established companies or groups of investors.

I would simply establish relationships with realtors and your investors. 

We only agreed to the ridiculously high fees because we wanted to establish business credit for new LLC and were told we could get the lump sum in our account in 2 weeks or less.

Was hands on with tenants which established trust and was able to get information.