Right now, it is incredibly tough to make even a few hundred a month with traditional strategies.

Typically, the tax is based on the assessed fair market value of the property at the time of the transfer, even if it’s not a traditional sale.

This strategy can generate higher returns than traditional rentals, but it does come with increased management requirements and potentially more volatility.

Many brokers are open to part-time agents, especially those focusing on investing rather than traditional sales.

It’s a great way to grow faster.HELOC or Equity Tapping: If you have equity in another property, using a HELOC or cash-out refinance could help cover the down payment without affecting your DTI as much.Seller Financing or Creative Deals: Look for sellers willing to finance directly, which bypasses traditional mortgage qualification hurdles.Scaling quickly often involves combining strategies—play around with what works best for your goals.

Same with fill dirt - they can't deliver mud to locations, and we can't compact it nor test it. 

We're also starting to scour other forums for possible investments outside the traditional MLS sites, and other areas like upstate NY. 

The benefit is significantly less red tape compared to working with your traditional local banks who also do new construction financing.

What are the challenges of passive investing as opposed to traditional real estate investing? 

As a side note typically I do not use my deferred tax dollars to invest in traditional real estate as the benefits (depreciation etc) are all lost when using a self directed IRA - My guess is build to rent will provide little to no cash flow to build the account - it will all be locked in the property.