They read all about investing here on BP - a lot of the content, videos and books were created based on 2015-2020 time frame, and it's not the same anymore.

I did a post on the hedge fund buyers in my area as well in 2012-2013 timeframe. 

You have to find a good pocket to invest in but very good and inexpensive.

When you have a few good cash flowing properties under your belt then you can push it a bit more but be patient with your first few and look for the deals that work best for you.Rochester is a good area to be starting since there are a lot of properties that are relatively inexpensive that have room for improvement so there will be plenty of opportunities for you, but I'd highly recommend you go to your local REIA (Real Estate Investors Association) and speak with them before jumping into anything.

On some properties we still see multiple offers and some offers over asking price, especially if they are in decent condition and price is attractive.Depending on your hold timeframe, I'd look at places around the outskirts of DFW area. 

They're relatively inexpensive and will give you the background in real estate concepts that will speed up your ability to intake knowledge specific to tax liens and deeds. 

There was a dozen years of high RE appreciation (2010 into 2022) in large part due to the low interest rates and then rates more than doubled (almost tripled) in a very short time frame.  

You could work with a private lender or even a hard money lender, depending on what the goal and timeframe is. 

Your role is to help them sell in a nontraditional way by offering cash with no fees and closing within their preferred timeframe.

It's not uncommon for our clients to find the time frames a bit intimidating on their first 1031 exchange.