I would recommend house-hacking or partnering/mentoring to get a better understanding of real estate on your first deal. 

you cannot realistically buy real estate when you have no personal funds.but what you can do is work to put a partnership together where you find a money partner and you guys do a JV  money partner you do the work.. this can happen if you find someone who takes a shine to you and wants to help U

I recommend just getting to work with someone who has a strong knowledge of the investment space and can connect you with multiple options.

If you need a strong negotiator to help you navigate this, feel free to reach out I’d be happy to assist!

My plan would then be to diversify by partnering with my mother-in-law on fix-and-flip projects for a year or two, which would increase liquidity.

So you're in a strong position. 

Partnering with a wholesaler sounds fine, but check the real estate licensing laws in your state before bringing a buyer for a commission.You might consider getting your real estate agent's license and legitimately earn what your skills, drive, and experience truly command. exactly wholesaling or bird dogging is not a life time or long time occupation  RE sales can be lifetime and if your any good at it at about year 10 you should be getting all your sales from referrals and such.

The meetups are an excellent place to meet equity partners and private lenders and build relationships with them.

@Stuart BartleIf you're thinking closer to CA the Reno, NV market is showing signs of strong appreciation.

He genuinely listens and wants to partner.