i self manage 1 property that i used to live in and have PMs on the rest.i'm trying to BRRRR so that i can recoup all or most of my capital on each deal that i buy, and in 2024 i got outbid on 100% of what i went after.

Of course some new construction in Strongsville is also A class, but so is a 40 year old home in Concord, Solon, Highland Heights.Whereas we also have new construction in the gentrifying parts of the city, like Tremont, that are directly across the street from boarded up homes.

In recruiting, it's called running a 'full-desk', when you generate your own clients, and then place candidates directly in them. 

Whichever direction you go, be sure to work with folks who understand this and gives you the confidence to take reasonable action - I'd personally take an okay investment and weather the storm for a few years that will eventually perform well, and do that each year - rather than take 3 years to wait for the best deal possible.

Ram, this is an established model in Texas and land oriented states that I have direct experience with.

@Chris Clarkson, having a partner can complicate things for sure if you're not united on direction. 

“No person shall engage either directly or indirectly in the business of a real estate broker, broker-salesperson, or salesperson without being licensed.”

That said, I can handle it when necessary and have successfully built multiple self-started businesses and ventures in real estate investing (REI).

It has solar power, a compost toilet, and other things of that nature to be self-sustaining.

For what it's worth, I went through 5 different property managers in 2 different markets (one local, one out of state) over a period of 5 years, before deciding I would self-manage everything across both geographies beginning last year.