While I’ve flipped a fair amount of houses, Iv never done one one while living in it.

I believe I hear what you are saying though, for sure -- that it's better, more fair, and more likely to get deals, if you yourself can show up to the table offering something.... in hard cashbut you still have to know how "fix and flip" works, how to renovate something, how to negotiate.... what contracts to do, how long things take.... etcthat was the concept I liked about Gator, is that it's a team that passes that niche off to the other person, who is good at that - and they can all structure deals together.... you have the deal guy.... the money guy.... the fix and flipper guy, etc. -- and they find deals that could be good for all of them - and everyone is helping each otherI think BiggerPockets will be a potentially pretty reliable place - I know that there's different roles, "finders", "buyers", "sellers".... maybe I can just find deals, and connect people together, and get some kind of small finder's fee for it, or something.... ok so that first 10-20k is important to just be able to provide - when getting into this....

I am fairly new at being a Landlord.

LIHTC eligible, opportunity zone, STR eligible, property management in the area….Pretty decent list. didn't know where to start so I figured I would ask the more seasoned of the bunch.

The limit on scaling is your deal flow (mine never was that good) and time it takes to perform the value add (I got fairly quick for example, my last rehab did all new plumbing, electrical, and flooring.  

Consider the possibility that the property is already priced quite fairly.

i had a lot of success with direct mail and actually a fair amount with email. 

Lots of cities have restrictions..Arlington limits to a fairly small area of town, Ft.

Totally fair.

You can find a bunch of lists that mention top amenities such as hot tub, sauna, etc.