The idea is simple: purchase a property, live in one part, and rent out the rest to offset your mortgage or even generate profit.

Every day I mark how many calls to leads I made, how many people I contacted (and was it email, call, text) from my database/past clients....how many social media posts I answered or made, etc.I don't know if that's automating, but every week I can quickly see how much of each money generating thing I did.Do you use Google Calendar? 

There's obviously quite a bit of diligence that comes after such as who the key principles are and their credentials/track record (both balance sheet and experience), the underlying real estate and thesis behind the investment & tax prep and audit procedures but as a general rule of thumb if the investor can't get past the first part which is understanding what they are investing in, passive investing is probably not for that individual. 

I think some BD/RIA will discount that fee for the individual investor (like me).

Hard to understand your post but am assuming you are saying that the individual acting on behalf of the seller was assumed to be an agent but you are finding out they are actually a wholesaler?

Its pretty awesome (BTW, I am not affiliated with FUB, just a passionate users)You can capture all the homeowner demographics along with associated relationships and information - pictures, files, emails, notes, calls, text, etc.You can have a team number(s) at no addition costs (we use it to lead generate for different states and can be configured to round-robin. 

My original plan was to find a 4 plex in california buy using fha loan, move out after the first year and generate cash flow and appreciation, but after looking at properties it became clear to me that’s not possible with todays market and interest rates.

I don't want to keep putting money into repairs on something that will never generate a return.

Jay thanks for the tip, it helped in searching and learning about "lead generators" in the fine print in lending and what means.

My clients are mainly real estate developers, PE funds and individual investors doing syndications and my core skill is in real estate valuation / due diligence across real estate asset classes.