We have self-managed for 21 years and I believe its the best path for the small investor.

Good luck So this prompted me to do some research and @Dan H. is correct on things.

You are correct, most properties list accordingly will have multiple offers in this market.

As mentioned seller credits are the best path as title insurance and taxes are pretty much fixed.

Sellers or JV partners may value a hands-off partner who can handle rehabs.Start with a Strategy: Whether it's BRRRR (Buy, Rehab, Rent, Refinance, Repeat) or simply flipping properties to build capital, define a clear path for your first few deals that aligns with your long-term development goals. 

Asking in the correct forum will get a better response.Read the RULES!

I think dismissing potential ideas on the basis of them being too complicated is an awful mentality and I would rather know exactly why it wouldn't work or a path that would make it work and then decide for ourselves if it's worth it or not based on the steps it would take.

The real estate industry has changed a lot in the last 5 years and many real estate brokerages are going down the same path as commercial brokerages.

@Brandon Croucier That isn't correct... state laws allow you to enter the property within certain time periods, normally 24 hrs, with or without permission.

Just make sure it is done correctly, and you will be good.