It is very hard to cash flow in SI. your best bet would be a sweat equity play and even that is tough. most of the properties ive seen under 300K will not work with conventional financing, i.e. difficult to get bank approval or will be in not so great areas. not so great ares generally = not so great tenants. a two family in a good area can easily hit $500K. in a war zone needing work you can probably get a two family for around $350K.

It's always covered by the deposit so I don't sweat it.

I know must lenders want some commitment from you the buyer, if you can get a partner that will make some commitment with regards to the down payment and you bring all the sweat equity, I am thinking that can also work.

You will learn useful information if you are new, don't have to sweat operating in a legal grey area, and you can have side hustle selling for friends/family.

So, I don't mind getting my hands dirty, especially if I can turn it into some sweat equity.

On top of all this I am looking to make flipping houses my entry into investing then hopefully turn to more BRRRR type business plan so I can get out of working construction, although I would be putting in a lot of my own sweat equity into my flips.

Get on a top producing team and REALLY learn how real estate works.. wholesaling to me is a very advanced strategy and very difficult to pull off and on top of it other than internet chatter back and forth your on an island working on your own.. when your in the real estate industry you have all sorts of support from the better offices.. granted not huge money to get started.. but i have seen those that started on teams over the years end up as agents making 250 to 500k a year no sweat.. and let me tell you 10 years in,  this business gets done almost always on referral NO need to market.. wholesaling is constant marketing and over head.. or just drive around aimlessly knocking on doors.  

just show the deed to your insurance man/women and tell them you need insurance they will do the rest .. no sweat.

Now fixers are priced more in line with what they should be so there is more of an opportunity to put some sweat equity into something.

I have NO problem putting in the sweat-equity whatsoever.If someone could just steer me in the right direction, I'd be eternally grateful.