From digging into real time market data and calcualting cash flow.. to literally driving for dollars, you want someone with an incredible network of pros who can unearth leads (probate attorneys, divorce attorneys, local fix and flip circles) that might connect you with a ready buyer or flud tenant.

everyone wants the distressed assets you're trying to find.the short answer to your questions is: start going to lots and lots of meetups and network in person.i would also think about house hacking as soon as you can. 

I recommend you go visit a few times to network with local investors or find an investor friendly agent so you can gain local market knowledge, find off market deals and for things such as showings, picture taking or getting accurate comps.

You might find someone in your network who’s ready to sell a property, or someone who has advice specific to your market.Real estate investing is a journey of learning and growth.

Pairing that with relationship-building will help you uncover off-market opportunities and find local experts who can guide you.For meetups, here are a few ideas:Indianapolis Real Estate Investors Association (Indy REIA): They have a mix of virtual and in-person events and are a good starting point for networking with other investors in the Indy market.Louisville Real Estate Investors Group (REIG): A similar organization for the Louisville market, with educational and networking opportunities.Check out BiggerPockets Meetups: Many cities have local meetups organized by investors active on BiggerPockets, and they often include virtual options.Facebook Groups: Look for local investing groups like "Indianapolis Real Estate Investors" or "Louisville REI."

I would join local business networking groups to get inside deals.

There are some great tools out there always, but get connected and network as much as possible.

Whether you’re experienced or just starting out, I’d love to network, share insights, and collaborate.If you’re active in Philly or the surrounding counties, let’s connect!

I'm still in reconnaissance mode... so need to collect as much information and knowledge as possible before deciding what to do.  20-80 is more of a rule of thumb and not a "magical" ratio.

If anyone is looking to network or co-invest in the Albuquerque area, feel free to DM me.