Quote from @Bryce Cover: if you aren't getting licensed yourself, are most of you leveraging realtors for your transactions, lawyers, or representing yourselves in these transactions?

If the numbers aren't there yet, I'd suggest focus on growing your income, look into house hacking as previously suggested, or consider partnering with other investors who can qualify for the loans.

Clearly you aren’t opened to the many comments and experiences on this forum.  

They aren't set up for this.

Buuuuuut, I'm kinda proving the point in being upfront with my bias aren't I. 

I've been looking in deal finder for properties and noticed to multi families aren't showing up in map view, but when I search them by address the listing appears.

However, I would really like to be educated about the opportunity to do this, but possibly in other close neighboring cities.  2) If short-term rentals aren't a possibility, would like to invest in single or multi-family for long-term rentals.  

.: Quote from @Tim Delaney: That seems odd to me assuming you aren’t in a highly negative cash flow situation.

Looking for guidance on options. new builds aren't hard to finance and I would argue they are preferred to existing fix and flip loans, especially if you have experience. banks look at your experience, your builder's experience, loan structure, permits, etc you need to get an experienced builder familiar with advanced underwriting and negotiations with local, regional, and national lenders. in columbus we do ground up construction for clients at a 20% discount so they can BRRRR out of the new build with equity and we have pages and pages of data on what we build and why and it's all supported by market statistics. 

The thing is, once you’ve proven you can deliver on a promise..whether that’s a strong return, a well-managed property, or even just a handshake that means something..people don’t forget it.You’ve hit on a crucial point: great returns aren’t just numbers on a sheet; they’re invitations.