I would like to know more about your setup because this doesn't sound good.2.

@Chris Seveney - Chris I know you know this, but sharing this for a lot of less experienced investors out there. 

One solution I see some people do is to partner with another investor on a couple of deals where each brings something to the table...more capital, experience, etc.

As Shawn mentioned above insurance is going to be a HUGE deal in Gainesville as well as HOA's.

I've found that Chase has great deals (almost no closing costs) for 5+.   

May I ask why you are specifically looking for smaller deals? 

That could mean working with an investor willing to fund the deal for a share of the profits or starting smaller with a house hack or live-in flip to build credibility, or putting sweat equity into a deal with a partner to learn and build your track record.

We may find a handful of deals this year. 

You can contribute by finding deals or managing properties in exchange for a share of the profits.Lease Options: Control properties without owning them by renting with an option to buy, and potentially sublease for profit.Owner Financing: Buy properties directly from sellers willing to finance, bypassing traditional lenders and often requiring less upfront money.REIGs: Join real estate investment groups to pool funds with others for property investments.For a more hands-off approach, investing in turnkey properties in growing markets with minimal upfront investment would be ideal (like in the Southeast and Midwest of the country).

Incredibly poor business deal.