Maybe this is a Milwaukee thing, but we have a lot who are either not good, cringeworthy to listen or outright dangerous, many of them with 5 star reviews on Google, which is a mystery to me

When I signed up with OneRent they had decent Google and Yelp Reviews.

Review all of your living expenses as a deduction4.  

Good opportunities, early stage opportunities, may not have the best online presence, but be otherwise legitimate.Also IRR is a vanity metric, it's the wrong measurement.

There are many forms you can get for free (or purchase) online for your specific state. 

Have you considered getting a pricelabs subscription and getting a little more in depth #'s on amenities, management experience, review count, pools, view vs non-view, etc?

Invested $40,000 with the online store.   

Here are a few tips to help you score that first deal:Network: Join local real estate groups and online forums like BiggerPockets to connect with other investors.Find Motivated Sellers: Look for distressed properties and consider sending direct mail to homeowners facing tough situations.Research the Market: Know your area’s property values by analyzing comparable sales using sites like Zillow or Redfin.Craft Compelling Offers: Highlight the benefits of a quick sale to sellers and consider a solid earnest money deposit to show you’re serious.Market Yourself: Use social media to share your journey and post flyers in local spots to attract leads.Stay Persistent: Rejection is part of the process, so learn from it and keep refining your approach.With your big business mindset and hard work, you’ll make it happen!

I read biggerpockets reviews on each of the property.

I considered syndications which invest in car washes, self storage, multi-units and real estate debt funds but to be more passive but I've heard mixed reviews about syndications.