Next rung is wholesalers (so one extra hand in the cookie jar) and then MLS/realtors (2 extra hands - plus their "employers'" cut - in the cookie jar.If you want to find wholesalers, you either need to network in local events or find a facebook page dedicated to RE or sale of property...most wholesalers will place their properties there because it can be seen by the most eyes.

Knocking on doors, cold calling are free and if you're dedicated spend your Saturdays and Sundays doing it. 

Even through your short post, the dedication you have is crystal clear. 

@Frank Yaccarino To add more to the conversation you need good or even great negotiating skills, the ability to estimate repairs (or know a contractor who can), a way to get accurate comparables, time, and dedication. 

Let's call this 15-20k but can vary greatly depending on relationship with your subs and amount of the rehab that is dedicated to materials. 4.

I self-managed initially but once we moved out of state it seemed too risky to not hire a dedicated PM

You need someone that clicks with you personally before engaging in a mentor/mentee relationship with the dedication and stress that may be involved.Where to find a mentorStart by looking within your existing network.

One that a client recently purchased had been built to  have an entry leading off of the far side of the driveway into the guest house; it had a small courtyard in the rear accessible via french doors that was dedicated tenant space and did not provide access to the family's lanai and pool area. 

I've not read (and I've gone through this entire thread and another one dedicated to the topic) any convincing arguments to absolutely avoid

I been interested in REI since 2018 but have a current career in nursing so have not dedicated myself to investing much.