I want to invest it wisely so that a part of it is used for my living expenses and the remainder invested in RE producing cash flow and appreciating over time.

Perhaps shadow a top producer in your office, After that stability and you have a nest egg.

The investor would buy an ugly black box that produced money if it was the right price.

these can produce good returns but best chance for success is for those that have experience in this area (I am a partner on an effort adding 8 ADUs, but it is not performing to the initial underwriting (underperforming) and it is an experienced team).good luck I get it, but not everyone has the opportunity of scale and building multiple units.

Join a hugh producing team.

The marketer (guru) severely understates the amount of capital, time, and knowledge needed to produce successful results.And the above mentioned are the BEST case; not even mentioning the guru strategies that are fraudulent, illegal, unethical, and plain not realistically achievable.  

Be sure to check with your lender to confirm their specific criteria regarding the property's condition.In short, fixer-uppers can qualify for DSCR loans, but the property either needs to be producing rental income or have a plan to do so after renovations.

Since the last time I was online, I have grown the investing to fix and flipping and a portfolio of 4 properties that are producing passive income.  

Anything and everything that you can do to show others (and prove to them) that you have a talent for selecting properties and producing actual results.If you do that, people will take notice. 

Did you lie to the mortgage co and produce a “bogus” lease in order to obtain financing?