They're the kind of pros who can dig into your plan, give it a good shake, and offer smart advice on everything from portfolio strategies to tax stuff.Sounds like it could be a game changer for you, right?

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

And then your REI income matches your W2 income the first time etcTo your question: equity is the name of the game.

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 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.

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.  

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

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.