Learn everything about real estate like it's your favorite video game and show your wife how passionate you are and how much you believe in real estate.

I've tried a couple - truepeoplesearch, white-ages, property radar, leadsherpa, batch leads...Some services are better than others, but it is a numbers game and you also can cross check between different platforms.

Keep in mind of the I/O(payments/period) and game plan on how fast you'd like to pay it down. 

Switching from Appfolio to RentVine with 1100 SF doors was a game-changer for us, and our only regret is not making the transition sooner.

I’m not sure if this is for you, but...If you’re serious about leveling up your real estate game in 2024, there’s no reason not to try this.

Answering your question is hard as this is a pretty broad question.Sourcing deals. 

I've spent way too much money on them and their promises over the past 20 years, and lost too much in the game. 

I understand your concept, but I would refuse your offer precisely because it can be 100% withdrawn, so you might as well be a wholesaler with no skin in the game.

Will they finance 100% of the purchase and renovation or will they want skin in the game (you putting money in).Most do not do 100% funding so beore going down more rabbit holes, make sure you have the $ aspect situated first.

Play games.