Unless you bought RE a few years ago, created equity via successful BRRRR, flip, or do a combination you're just playing the appreciation game. 

The BRRRR method and creative financing are game-changers!

Start with Strategy by Dave Meyerhttps://a.co/d/8u2CtKyI read this book in Sept and it seriously changed the game for me.

The current game is flipping which is a job (stop flipping and you stop making money) or more patience than I have.  

As someone in the game for more than 30 years, there are cities I have always been interested in, but have no interest in a one-off for myself so this is a great opportunity to get exposure in a market without any of the operational pain.4.

Love that you have been in the RE game for so long!

Once I gave in and bought a few only to not have assistance and no clear direction so frustration took over and I was still learning but needed direction, I finally found a group of investors to help me,  guide me,  and teach me the ins and outs of the industry.If I am not working deals learning the ropes or watching videos for extra information in real estate investing you can find me at my full time career as a Auto Injury Claims Specialist with big red.

But my understanding is that it's a numbers game.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

U can have zero experience and just need a few bucks and a  good credit score and you can buy a home to live in or a rental.. but not development deals.. different ball game