The guy on Youtube that boasts about buying properties with no money out of his pocket and using other people's money from his "community" to pay for closing and carrying costs, said in a video in June that he had 10 Due on Sale called in AZ alone from Jan 2024 to May 2024.

It works great for many people -- not me -- but it might be your best option considering your distance. 

I've heard more than a few horror stories about people who lost everything doing just that. 

I did not want to simply rely on one source so I figured there are people here that would be up-to-date if such a manner was so as well. 

I've found that the more you share, the more you can grow your network and connect with like-minded people.

What would people recommend I pursue, commercial or residential broker? 

There's no step by step guide but there are key things : Learn: RE strategies, what interests you, what do people in your area need.Connect: find a mentor, accountability group and be around those doing what you want to do.Help: solve problems- do people need dealflow, property mgmt, construction expertise, etc. 

If you are having that much activity but cannot find the right tenant than you will want to lower the price just slightly to entice better tenants OR you can relax on your qualifications.

I see people doing this wrong in Michigan constantly.

I'm always impressed with people's creative ideas!!!