Short-term rentals and long-term rentals are a big play here and maybe fix and flip.

My spreadsheet is long and can only play in the 80k space but a lot of deals.

The crazy deals often come of the 'crappier' houses that need lots of work.I think your biggest challenge (from what you have told us) is that you probably don't have the money necessary to play the 'foreclosure game' - at least where I'm at.  

I'm nearby and am also a real estate investor and have been playing the game for over 14 years.

Leveraging that asset to finance another deal is smart play, and the townhouse you're eyeing seems like it could be a great addition to your portfolio.When it comes to budgeting for renovations, it's definitely a challenge to nail down accurate estimates, especially when resources might feel a bit outdated or not region-specific.

Networking and education play a vital role in real estate investment strategies, staying informed on market trends, and implementing best practices.

You would need to understand that pretty well to play (safely) in this space.

Also as mentioned above- the capital gains only comes into play if you are planning on selling.

For instance, I created scripts to manage all inquiries, and started using apps to automate the initial screening process, so that instead of typing out a response every time someone texted me (a nightmare), it all became very automated.

BTW, you get what you pay for - the cheaper ones are robotic/scripted while the good ones (more expensive) have presence, personality and situational awareness -  which helps with appointment setting.