Don't hire family / friends.Hire a professional who is boots on the ground 24/7Insurance rates going up should be a good thing since its baked in for those selling the homes, especially if they are selling an investment property.You can tell them, I can't pay at this price because these are my income and expenses and I can't cash-flow given the numbers.Over-time, sellers will adjust.

DMs and reaching out online is one thing but getting out there to meetups with other investors and boots on the ground at open houses, etc is a great way to get involved.

You're going to need a really strong team on-the-ground to help you with the bulk of the execution if that's your plan.

@Allison Keib, be "cautious" of new construction (ground up) for new homes or modulars for new investors.Ask your realtor if she had ever built ground up modular homes from beginning to the end before (entitlement, underground utilities, crane in units, rough hook up, final touch up, etc.)? 

This has had a net positive effect on mortgage rates with prime Government and Conventional (FHA/VA) often beginning with a 5 in the front and some DSCR rates now in the 6%'s...The on the ground response is likely a dramatic increase in buyer activity/competition.

I'd be happy to discuss with you, if you'd like.I both live and invest in the metro east.Would you like a free 'boots on the ground' consultationIf so, reach out anytime!

There's a little middle ground that I try to get both parties to meet at. 

So boots on the ground helps a lot. 

In general ground up ADU additions in SF zoned areas cost significantly more than they will appraise for.  

When you look at any type of sales position first thing they will tell you is “know your product”If you do not know the home - meaning what is it worth as is, how much does it need in repairs and what is the exit value - I can’t see how someone will be successfulI also see people take mls properties and get them under agreement to wholesale and maybe hit a deal here or there / but my guess for these people is similar to those that start dropshipping companies and everything else they tell you can be done with no moneyIt never gets off the ground and if they spent that time getting another job they would have a lot more money .