I have invested in real estate casually in the last several years, and am looking to step up my game by learning from those willing to help, and succeeding with real estate. 

And then your REI income matches your W2 income the first time etcTo your question: equity is the name of the game.

I am new to the real estate game.

Since most people who are not actively seeking a sale are not motivated to sell at anything other than a top of the line price, this is going to be a numbers game of x thousands of contacts for every potentially doable deal.  

Howdy, I have been in the game for about 10 years now and have mid seven figures of real estate assets. 

I wanted to get back in the game again but don’t have much in reserves that most if not all HML require.

With strong rental demand near hospitals and colleges, plus California’s pro-ADU laws making approvals easier, this strategy can be a game-changer.

I wouldn't be opposed to having a little skin in the game (closing costs, inspections, etc) I would be living there paying market rent and doing the improvements myself.

The brother and his son had been living in the house, free of charge, for years, and were gaming the system.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.