At this point, they are doing most likely what others here didn't think was possible, and probably something they failed at. 

There is no possible way, you can rationally estimate (guess), which one out of how ever many others may say it takes, you hit on. 

Be prepared to follow up multiple times, using different forms of communication—calls, emails, and if possible, in-person visits to their office.

Any seasoned investor will be able to spot these quickly but the issue is as a human you can’t possibly analyze all the deals that come your way without using such tools.

I'll also be attending the Momentum2025 virtual event next month.I'm trying to take as much action as possible but I know the ultimate action would be to close on my first rental property.Here is my question for everyone. 

With family it can get tricky as you want to make sure they understand you're going to be flipping the contract onto an end buyer for possibly more money than $1M and that's how you end up getting paid... family can take this in the wrong way LOL :) 

If you’re only thinking about making an extra $10,000 per year, or even doubling your salary, it’s possible you’re thinking too small.

I also have no W2 and possibly one of the highest debt to income ratios in the country.

Also, you can possibly take equity out of your current properties instead of taking out a construction/hard money loans.Purchase and Rehab Financing:If you are doing simple purchase and rehab (not ground up), then it's not that hard to qualify and you just need to right broker/program.

If possible, please post a picture of the final flooring work.