I use Facebook marketplace as my way of marketing my rentals.

There's no real hard and fast way or only 1 way or doing your first 2 points. your subject line suggests you're not looking to go to a large shop like a JLL or a CBRE which honestly I don't blame you those offices are usually pretty bloated.As far as monthly costs, if you are going to individually get a costar or other such license you are probably looking at $500-$1000 a month pretty easy in overhead once you have office dues, mls dues, marketing, etc. 

@Sean Spagnola - I always like to have photos of recent comps in my back pocket to help with the design of a BRRRR to ensure that the finishes are similar/same to the market. 

In this market, with interest rates and prices at where they are, they're usually not viable (i.e. don't cash flow).

I would recommend you focus on a couple neighborhoods that you would like to live in; and familiarize yourself with that market.  

Spring may be better but I was unable to sell a cheap house in October for 5% off of “market value” and only sold a $600k home in January by listing it for $580k and I still only got one offer. ($150k down, 5 year seller financing.) my point being you may get $20-$40k more in a year if you don’t need to sell. 

Are you looking at investing in Birmingham or other markets?

In 2024, I focused on the Charlotte, NC market, completing 21 deals in my first year of taking consistent action.

If you're in a high-cost area, consider out-of-state markets where you could buy a rental property outright. 

Quote from @Chantel Holsather: I am always an advocate if you can fix up a property to make it more marketable, that is really the way to go.