Most of the easy "lipstick on a pig" transformations are gone - you're often looking at more serious rehabs to make the numbers work.That said, we do have some advantages: strong rental market (lots of students, young professionals), still relatively affordable deals, and good appreciation potential in many neighborhoods.

So many, please message me for details Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

my RE income from my rentals is semi-passive of course... so less active than W2 but more active than dividends or social security.I just dont really see owning rentals as passive to me its active if your going to stay right on top of them and have them perform like you want them to ( this is specfic to owning C class low B class sFRs  Not those who might own 100 unit apartments with professional management those are passive as long as they are working good. . 

Apply the 70% rule to determine your maximum allowable offer, then negotiate and get the property under contract, ensuring your agreement includes inspection and financing contingencies.Arrange professional inspections to uncover any unforeseen issues, using these findings to negotiate concessions or confirm your repair budget.

Sharing your vision with real estate professionals, local investors, or even family and friends might uncover unexpected opportunities.

i have 4 STRs that i use professional PM, 2 of the STRs, after expenses including PM, are not outproducing my LTRs.For optimal ROI in this market requires a value add and quick, at least partial, exit.

I am working on final details for our first flip and have been trying to find a good template for subcontractors we have hired and cannot find anything on bigger pockets or google.

Most professionals will recommend a separate LLC for every $1 million in assets but I don't think that's necessary.

That could be market knowledge, ability to rehab a property - something that can give you an edge over other experienced RE professionals in the market and asset class you are working in. 

It could be worth transitioning to a midterm rental if there's demand for that type of housing in your area, like traveling professionals or remote workers.