A tiny % of people can avoid the hard work by getting creative or lucky, but most have to work hard, take action, and be patient. 

Those are old enough to see some that need extreme updating and could potentially have value add component with a decent spread.

We currently stay in Miami and prices here are very expensive i do want to stay in my backyard but prices are extreme  so i would love to explore some out of state markets ! 

Some extreme luck.

Wholesaling works different in different cities, people will come on saying get quotes and all this but in Phoenix you have to move extremely quick if it's a good deal.

Heya Ethan.I've completed 7 secondary suite renovations/developments now and it is extremely difficult to do a true BRRRR where you pull every dime back out again after you refinance.

They have a bigger single family home and a tiny home on the property, but there close proximity and shared driveway present functional problems that are undesirable for guests. 

I don't want him to be my brokerage sponsor because he will want me to look at MF deals, which has extremely slowed down in the past few years.

Large down payments or extreme discounts from sellers would be needed to reach cash flow neutral stages. 

I know enough about a lot of things to be dangerous, but lack detailed expertise and certifications.I will say that I was extremely disappointed with my last realtors lack of construction knowledge so you will have a leg up there for sure, and you should play up that as a selling point