Is there any place on this website that that focuses on investors that got in the game late.

Yup, every other entity I've seen doing flat fee is just playing a pricing game, it's not based on systems and operations being set for such, there just doing marketing or riding our tailcoat.     

Contacting rentals is a smart approach too, its all really a numbers game

Address Your Financial ProfileBridge the Revenue Gap: Highlight your equity in the duplex and use your sale proceeds to demonstrate “skin in the game.”Partner to Compensate Experience: A financially strong and experienced partner can help offset your limited track record.Focus on the Land Deal: Secure the land at a good price, as it’s a crucial step in gaining credibility and attracting partners.Final ThoughtsYou’re entering an exciting and impactful space in real estate development.

I wouldn't be opposed to having a little skin in the game (closing costs, inspections, etc) I would be living there paying market rent and doing the improvements myself.

"Getting in" is easy; making money, managing the business, with the increased financial risk of commercial properties is a whole different game. 

Name of the game for me is speed to move the contract.Currently I have a mass email marketing platform that works well but no one checks their email as much as their texts. 

Lots of people either rush in to quick or don't ever get in the game.

It's a relationship game more than anything, so if you're building strong relationships with them and providing a consistent product, you'll be golden.

But we would still be guessing.The game-on for you is to get your GC out to the property and give you a budget beforre the proeprty gets snatched by another investor.