I wish I had started sooner, but my advice is make sure you are happy (or strive to be) on a daily basis by following and nurturing your passion (specially if it is not related to real state!)

This could allow you to get into a higher cash-flowing property without needing that massive down payment you’re talking about for a HUD loan.If you’re open to discussing this further, feel free to connect—I work in the Indianapolis area, and we specialize in helping investors find value-add opportunities in growing markets.

I’ve done some of that for a few special buyer clients since getting my license but only if they had cash ready and were looking for properties in the $2M+ price point (100% of the time with an exclusive agency agreement in place, I’ve never ever worked without one and never ever will whether it’s a law or not) because it’s a lot of work.

I also have a friend who recently launched a platform specializing in reducing the administrative burden of tax appeals (link below and happy to connect you to them), which tends to increase the success rate.

I've talked to several people who have bought in to the speciality coffee parcels.  

I believe there is an exception if it's a municipal sewer but would need to look more into this as it's usually a special situation.

To find pocket listings, I would recommend that you build relationships with agents who specialize in the area you're interested in.

Flat rate of $800/month to a bookkeeper that specializes in real estate.

It's a place that requires specialized knowledge, skills and processes.

I started as an agent while I was in the Army National guard and specialized in working with the veteran community.