My preferred options are:1. house-hack with a duplex under ARV; live in one unit => renovate => rent the other unit2. buy a SFH under ARV that could be converted into a duplex (preferably adjacent units vs top/bottom) - I'm assuming the biggest challenge with this strategy would be separating the infrastructure for utilities; and costly.

Once you have a pipeline, you can refine your criteria and adjust based on what works best for your market and strategy.

Early on, I was locked into a competitive mindset, but once I started collaborating—whether with wholesalers bringing me deals or flippers looking for exit strategies—it became a game-changer and ultimately made me more successful.

I’d focus on property types that align with my strategy, leveraging financing options that fit my budget.

Good luck with the wholesaling strategy.

@John Lasher Have you considered the BRRRR strategy? 

The same way I'd have a fiduciary duty to shareholders if I was a revenue manager for a hotel chain or airline.Far from gouging, I most often use PriceLabs to automate discounting strategies. 

What strategies or lessons did you learn along the way?

They have a good set of advertisements that focus on their whole house strategy which is good IMHO.We are running about 50/50 on bookings for 2025 right now.

As others hinted 20K does not leave you a lot of room and would narrow down what strategy you can use.