I have a retirement 457 account with $120k (split amongst Roth and Traditional).

Traditionally I rented my apts. usually to families or roommates. 

I think you should start by understanding what it is your investors want out of the deal, analyze how the returns compare to traditional investments, and then see where you fit into this deal. 

I work with several private & hard money lenders who specialize in funding BRRRR projects and can offer more flexibility and quicker turnaround times than traditional banks.

I'm totally fine using resources like books, online research, and AI, but I was looking for real-life, experienced individuals who could shed some real light.

Personally if you are looking to grow in real estate going the traditional method/way of getting good properties under agreement with traditional financing will get you to where you want to go faster than trying to find all the needles in a haystack.

Many traditional banks won’t touch them, and even DSCR lenders will avoid them if the build out is done prior the securing long term debt. 

Since this would be your first deal, I would advise targeting properties that only need a light cosmetic rehab. 

I'm very open to learning new strategies & old strategies, cause new strategies & old strategies that still work come to light everyday, And can never know to much about a industry that's always evolving and changing 

.🔥 Why Co-Living & House Hacking Work So Well Together✅ Higher Rental Income Per Unit – Renting by the room typically beats traditional rental rates.✅ Lower Vacancy Risk – Losing one tenant doesn’t mean losing all your cash flow.✅ More Affordable for Renters – Competitive pricing attracts a steady stream of demand.✅ Built-In Community = Lower Turnover – Tenants stay longer when they feel connected.✅ Allows You to House Hack a Single-Family Home – No need to compete for pricey duplexes and triplexes!