I won’t be giving my money to a guru that needs to sell a 40k product rather than working his own investments.

You don't provide enough data to know.Every product is only worth what you are willing to pay for it. 

Unlike banks, which offer limited loan options, brokers have access to a wide network of lenders, including niche and non-traditional financing sources.Here’s what they do:Assess your financial situation to determine your borrowing power.Compare multiple loan products to find the most favorable terms.Negotiate rates and terms with lenders on your behalf.Guide you through the application process, ensuring you meet all requirements.Example: Suppose you have a lower credit score or unconventional income sources.

@Jaycee Greene - Thank you for following up!

Quote from @Jaycee Greene: Nyet!

I have the "Bidding to Buy" book next on my reading list, following by David Greene's "Long Distance Real Estate Investing" book. 

For value add you need to buy deep, have reputable contractors, and understand different financing products + creative finance.  

on David Greene's new podcast he's pivoted hard away from this so that's probably a better starting point now.

They sell a 4 unit for close to 1 million dollars close to Jacksonville. they want 250k or 300k down. there's no upside. you can google the properties on biggerpockets and there isn't a lot of satisfaction. it's a slow return and get rich slow strategy. our focus is always as a builder to add maximum value, lower cost as low as possible, build and rent and build and sell the same product and raise prices to help investors out. we have a large market share and large purchasing power in our market in columbus ohio. the one strategy I never liked about turnkey new build brokerage companies like them and build2rent or others is they don't really build close to urban centers and most are single family homes. the numbers don't work on single family homes. if single family was the way to go more companies would be doing it. but by far the most common type of new construction built is three story walk up apartments.

This would allow you to sell a property you had purchased with the intent of holding for productive investment use.