Now there are tertiary markets in the US that will be low value assets but not super high risk those are your smaller towns but your upside is severely limited.

Quote from @Chantel Holsather: I am always an advocate if you can fix up a property to make it more marketable, that is really the way to go.

There's no real hard and fast way or only 1 way or doing your first 2 points. your subject line suggests you're not looking to go to a large shop like a JLL or a CBRE which honestly I don't blame you those offices are usually pretty bloated.As far as monthly costs, if you are going to individually get a costar or other such license you are probably looking at $500-$1000 a month pretty easy in overhead once you have office dues, mls dues, marketing, etc. 

It's tough to swallow, but if it's not renting, it's likely as simple as the market won't bear the price you're asking.

You have to know the market and ARV.

I would recommend you focus on a couple neighborhoods that you would like to live in; and familiarize yourself with that market.  

-Finding off-market deals and securing financing with limited capital.

Welcome to the real estate hive.. are you open to exploring off-market listings through your network? 

I use Facebook marketplace as my way of marketing my rentals.

I’m currently operating in South Georgia market.