Sounds like strategy call would make most sense to see what your goals are with REI and being an agent to determine if the organization I represent aligns with the direction you are looking to go. 

Especially the ones where I had doubters saying it couldn't be done or my strategy was wrong.What's next? 

Even if someone in these forums were to teach you a creative financing strategy that required zero out of pocket cash and the seller was willing to accept those deal terms, you still aren’t qualified to own real estate with your current balance sheet.

I have been investing here for years and I focus on the BRRRR strategy.

What investing strategy are you most interested in? 

This is dependent on your personal situation and strategy.

Outline a clear exit strategy to meet your long-term goal of retaining the property for cash flow.Work with a CPA to ensure tax efficiency, particularly around depreciation, capital gains, and partnership income.

The two are almost entirely different markets in terms of price points, returns, tenant quality, and overall investing strategy.

If you live in a high cost of living area, investing in more affordable out-of-state markets can be a great strategy.

I work mostly with investors doing just what you are seeking, the BRRRR strategy.