My conclusion is that it is beneficial to find a real estate agent on Youtube who you find most relatable and does the type of transactions you think your niche will be primarily in.

A 1% rent-to-value ratio seems like a pipe dream as properties are operating at half a percent or worse, mirroring markets like Hawaii and California. 100% agreed mate,Much harder nowadays.Got to dig more and role up the sleeves.I've always believed the deals are out there if one looks hard enough.Just negotiating on to probates as I type this.$120,000 - $140,000 ARV'sTrying to pick up for $50,000 each.Decent condition and might need $20,000 cosmetic.Rent $1,500 - $1,700.Granted, I have the luxury of market knowledge, cash to close, remote workers and solid lists.Definitely not falling of tree's like 10+ years ago but still plenty of deals to be had.$1m in cash and someone that is willing to work the market hard for 2-3 years can retire off the income if investing in the Midwest.Just my opinion 🙏 

What types of properties do you invest in?

Drafting is also not part of my scope, as I feel that scoping should be an owner responsibility.Note that there are 2 types of licenses, the contractor license and city license, contractor license should qualify for statewide and should not be getting any revenue.

What made you interested in investing in this type of deal?

This is something to budget for when considering this type of rental.Management Intensity: Managing student rentals can be more hands-on, requiring stricter lease agreements, regular inspections, and sometimes dealing with noise complaints or other issues.Seasonal Vacancy Risk: There’s a risk of vacancies during summer months unless you find tenants who stay year-round or offer summer sublets.Zoning and Regulations: Some college towns have specific zoning laws or regulations regarding student housing, so it’s crucial to be aware of these and ensure your property complies.Tips for Success:Proximity to Campus: Properties close to the university are more desirable and can charge higher rents.Furnishing: Consider offering furnished rentals as students often do not have their own furniture.Strong Lease Agreement: Have a robust lease agreement that includes clauses for damages, noise, and other common issues.Hire a Property Manager: If managing the property becomes too time-consuming, a local property manager with experience in student rentals can be a great asset.Overall, student rentals can be a profitable investment with the right management and location.

It depends what market you are in and how competitive it is, as well as what type of property you are buying?

You just need start again and figure out what types of investments interest you... whether it be rental properties, buying mortgage notes, etc.

-The thing I am undecided on is what type of property to buy.

There's potentially a use case as an insurance placement as this is the type of home that can bring high dollar insurance contracts if done right.