I wanted to get back in the game again but don’t have much in reserves that most if not all HML require.

Howdy, I have been in the game for about 10 years now and have mid seven figures of real estate assets. 

I completely understand that real estate is a slow and steady game, and I don’t expect overnight success.

I wouldn't be opposed to having a little skin in the game (closing costs, inspections, etc) I would be living there paying market rent and doing the improvements myself.

Do you have a particular system or software that’s been a game-changer for you?

Since most people who are not actively seeking a sale are not motivated to sell at anything other than a top of the line price, this is going to be a numbers game of x thousands of contacts for every potentially doable deal.  

For example I know many who are now just lending because they are getting 10-12% short term which is far better than any cap rate on real estate. you do not have the equity upside as you do real estate but its a way to play the short game to see what happens over the next 12-24 months and decide when you want to buy.

The brother and his son had been living in the house, free of charge, for years, and were gaming the system.

It’s all about what will draw guests in and make them choose your listing over others.2️⃣ Standout Amenities: Rentals that offer something extra, like a hot tub, game room, or eye-catching design, often attract more bookings and higher rates.

It could take years of sacrifice and saving to get into this game and most people don't want to wait that long.