You can also directly use the BP Marketplace to find potential JV partners or buyers, which is a great way to connect with people who are already looking for investment opportunities.In addition to online forums, attending local real estate meetups and conferences can give you face-to-face interaction with potential partners or buyers, which often builds stronger relationships.

You are reading books, but not interacting with real estate investors at meetups which is why both things you said don't make any sense.

Here are some areas where automation and tech adoption can make a difference: Customer Relationship Management (CRM): Use a robust CRM system to track interactions with potential buyers, sellers, tenants, and partners.

Good opportunities, early stage opportunities, may not have the best online presence, but be otherwise legitimate.Also IRR is a vanity metric, it's the wrong measurement.

There are many forms you can get for free (or purchase) online for your specific state. 

Invested $40,000 with the online store.   

I understand Google continues to push into this space and disrupt the online travel agencies, so the landscape might be changing. 

Here are a few tips to help you score that first deal:Network: Join local real estate groups and online forums like BiggerPockets to connect with other investors.Find Motivated Sellers: Look for distressed properties and consider sending direct mail to homeowners facing tough situations.Research the Market: Know your area’s property values by analyzing comparable sales using sites like Zillow or Redfin.Craft Compelling Offers: Highlight the benefits of a quick sale to sellers and consider a solid earnest money deposit to show you’re serious.Market Yourself: Use social media to share your journey and post flyers in local spots to attract leads.Stay Persistent: Rejection is part of the process, so learn from it and keep refining your approach.With your big business mindset and hard work, you’ll make it happen!

The first interactions are critical,  every inch you give, you will never get back.

Does anyone know of an online insurer that will write specified actual value policies that would allow me to choose the actual value that is adequate for my program?