I have 10 years of experience in retail real estate and a couple of partners who are interested in investing with me.

Everything looks great and a year later that employer goes out of business or lays everyone off? 

My concern with declining values, increased inventory and a weaker economy would lower rental income and could potentially put me into a negative cash flow situation.

On the other hand, self-education through books, podcasts, and free resources is cost-effective but requires discipline and a clear plan.

I found what seemed to be a great property with a house for an STR and other space that I could expand for camping/RV sites and a barn that could be converted into a venue for events. 

Quote from @Eyad Ahmed: Starting my Virual wholesaling plan from egypt is quite challenging but doable i'm targeting indiana market with an established LLC and the deal machine software and mojo dialer and a presence whether on social media, a website,etc  looking to connect with realtors as I'm looking to start novations as well alongside wholesaling any recommendations about my plan or tips and trick's on how to close my first deal, also if there is any buyers in, fort wayne, indiana polis,munchie drop your email to add you to our end-buyers list also any recommemdations of title company that deals with digital banking for example: mercury,wise,relay and is investor friendlyI am the owner of DealMachine and also have 19 properties in Indianapolis.

For example I have an account for each property and a sub-account just for the security deposits for those properties.

I would like to purchase another property so I looked into a heloc and a cash out refinance and it looks like I would qualify for about 75000 max which would be enough to put a down payment on another property and rehab it, but I still haven’t paid myself back from the original property rehab.

Section 8 would tend to carry higher repair and as a result, additional vacancy.OP’s definition of cash flow is rent minus piti.  

Low inventory, higher rates and a LOT more investor competition have made it quite a bit harder.