When running numbers, especially on small multis more western markets with direct access to NYC tend to be more favorable from the numbers stand point and many of these towns offer 30 minutes or less taking commuting lines.

Getting your real estate license can be helpful, especially if you want direct access to listings, market data, and the ability to save on agent commissions.

Selling long-term stocks at a gain won’t offset passive gains directly, as these are classified as capital gains.

Maybe try contacting AirDNA directly - they haven worked with me on pricing in the past.  

Also who wouldnt want to work for an hourly wage, under the direction of someone else without the hassle of buying and transporting materials or the responsibility of permits, inspections and the like.

You don't need scripts, you just need to be a direct human.

Also I agree buy direct through turnkey provider or broker.

Structuring the Deal with a PartnerWhile your partner cannot directly participate in the loan, there are ways to structure your arrangement to reflect your 50/50 partnership:Option 1: Post-Purchase Equity SaleYou obtain the 203(k) loan in your name as the owner-occupant.After closing, you sell your partner 50% equity in the property via a quitclaim deed or similar legal instrument.Your partnership agreement would outline each person’s roles, responsibilities, and share of profits.Note: Be mindful of FHA’s rules around title changes and ensure this doesn’t violate loan terms.Option 2: Partnership Contribution AgreementYou both contribute to the down payment and renovation costs as outlined in a partnership agreement.Your partner’s contribution could be recognized as a share of the equity in exchange for funding, services, or property management.The partnership agreement would detail how profits, responsibilities, and equity are split.Option 3: Joint Venture AgreementStructure the deal as a joint venture, where you own the property personally (required for the FHA loan), but profits and roles are split per a formal agreement.Your partner could receive equity-like compensation through profit-sharing without being on the title.3.

I wouldn't recommend trying to do something like this right off the bat, I think you need to get into the game and really know what you are doing before taking on that level of risk.Happy to chat more over a phone call or direct message if you want more insights or have more specific questions!

In some states you can make an offer / negotiate with the county to buy these properties directly from them.