My number 1 tip would be to go off market and find owner that wants to sell at a discount / prefers speed and convenience. 

I think a lot of these folks are selling the illusion of secret techniques to get new investors to write a check.

Buy a $15 blender at Walmart, and they'll try to sell you an extended warranty.

I told her no and then she told me to sell my crypto, sell my stocks, apply for credit cards and offered me financing.

where is see a total cluster with Morby students is they are now selling their car's sub too.. can just see it.. sell a car to someone on facebook with the promise they will pay our payments ..

Give them all a call and see if they are willing to sell and if not are they in the market to buy.

To get those hours, maybe turn one or two into medium term rentals (you want the average stays to be over 7 days so they don't fall into STR status) which would give her more to do, particularly in the first year of furnishing them and getting everything set up.Alternatively, she maybe she could manage the properties but also get her RE license and try to sell a house or two a year - go to lots of open houses or run them for other agents?

If your goal is appreciation, you'll find markets that have very little cash flow (if any), and you won't realize your return until much later down the road when cash flow catches up or you sell the property.There are probably thousands of markets to invest in.

The house build  course is pretty straight forward  and walks you like a baby through  every step from finding the land and entitling it to building and selling.

You can also consider selling the properties to the tenants on terms.