With record low inventory and sales transactions there's no low hanging fruit.In this market we think the best opportunities are value-add (BRRRR'ish), zoning changes allowing density (ADUs), or seller financing deals (buy a lower rate).

The Chicago Association of Realtors'® specifically state "When you become a Dual Agent, you owe equal fiduciary duties at that point to both parties in the transaction, and you lose the ability to negotiate for, strategize and advise either one."

Prohibited Transactions: Avoid transactions with "disqualified persons" (yourself, family, etc.).Alternatively, consider leveraging a HELOC (Home Equity Line of Credit) to access capital for investments.

They 30 year track record firm  may now be using social media to pitch their deals right alongside and perhaps even pursue the same transactions as the new age syndicators but the two groups are likely pursuing entirely different LP investors.

Consequently,  there's rarely enough of a deviation in price between these auctions and what you can buy on the MLS/elsewhere with full diligence capabilities to make these transactions worthwhile. 

Put it up the chain of command.

They financed 100% of that transaction, and I took on a huge loan - a huge risk for a broke guy like me.

It's not hard to understand the disqualified party rules and prohibited transactions. 

Get in contact with a 1031 exchange company during the transaction and roll it into another property perhaps.

Let's now discuss taking on new construction for your first time around.The spread between value and cost is quite healthy, but are there transactions recently supporting this price?