Yes, it looks cool on Instagram and sells a lot of memberships but you get in the group and find many reasons to focus on more traditional strategies right away. 

Realistically if you have around $18,000-$22,000 liquid per house and its at least drawing even you eliminate the vast majority of issues people run into with over leveraging.

I am cool with the idea of buying it off market and listing it with a realtor on the MLS at a premium.

The objective is to keep as much of your operating capital intact as possible.The goal is to buy, fix, finance, and avoid leaving cash in the deal, so you always have liquidity for future projects.

We liquidated all of the houses, and I started over after the divorce was finalized. 

Real estate in a 401(k) is less liquid, so keep cash reserves for repairs or vacancies.

Pick one that is improving, homes being renovated and flipped, vacant storefronts being turned into cool coffee shops etc.Good luck.

The only caveat I will throw into this is liquidity.

In my state the standard contract used by realtors addresses this issue by allowing the agent to check a box specifically to limit the seller to keeping the EMD as opposed to going after "liquidated damages" like that.

While REITs offer liquidity and simplicity, they lack the tax advantages and control of direct ownership.