Highly recommend you start listening to any of the BiggerPockets Podcasts and pick some various topics you may be interested in and see how you may be able to take action, the most important thing you can do!

I have a high regard for stay at home mothers.  08 to 2011 I lost virtually 95% of my net worth and it was not an insignificant sum. 

If money’s the issue (which is highly likely), you could offer to cover the advertising costs upfront, if possible,  and adjust their commission by that amount.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

@Alex CollinsAs mentioned by Jonathan Greene.If you're transitioning from nursing to full-time real estate investing, focus on house-hacking in high-demand areas like downtown Indianapolis, Carmel, or Greenwood, targeting short-term or mid-term rentals.

A good example of this might show high return for a house in Detroit that is 100 years old, next to a GM plant, vs lower return for a 10 year old house next to the Tesla plant in Taylor, TX.   

It’s slow and fees are high.

Costs like engineering and permitting can become disproportionately high for mid-size projects.Height and Density: Focus on areas where zoning allows for verticality and density.

There are a lot of other markets that pose high growth, if that's what you are looking for.

Also, your LTV may be too high.