I follow the IG's for fun, but keep it free)*Find a good mentor (preferably a seasoned investor - not an agent, or someone that needs the hope of a transactional sale to share advice)*Buy a deal only if and when it makes senseI think 2024 is a great time to be on the sideline and a LEARNER.

I prefer to use appreciation as a kicker and not the main source of profit.

Of course, it isn't that useful with larger homes (exp - 2,000sf is does not necessarily have a significant preference difference than a 2,001sf house).

Hey Rob, LLC or business entity is preferred.

I prefer multifamily investing myself.

Sounds like you've checked most of the boxes, so at this point, it boils down to your investment philosophy and preferences.

Ron, I prefer to have it sprayed and rolled afterwards as well.

Realize that would be based on your efforts, versus the current sellers, but you would be willing to pay above market if you plan to make a lot more by doing the value add.I prefer to pay below market, but if the zoning is hard to find, if the potential value add is great, or the finance deal is wonderful, then I would pay above market. 

We had a list of preferred real estate agents we listed our stuff with to get fair market (maximum) sales price.If we wanted to dump a property below market value, we knew who the players were and would contact them discreetly - we didn't want any negative publicity.Unless you find a desperate, failing lender, don't see you having much success.

Good Morning Siri would prefer using other ppl money to build your nest egg faster