Majority of our non payers failed to prove they had any income disruption and are buying new TVs bikes, you name it.

But I like stocks more than the average bear on this site, especially the tech monopolies which I expect to return 15-20% (so outperform real estate in current market conditions).

There are plenty of entry roles from cold calling, scrubbing data and find deals for investors, leasing assistant, work on construction sites, office admin, project coordinator, Title assistant, RE photographer, transaction coordinator.. on and on. 

But the prices have increased so much that I fail to see such opportunities.

When people made statements such as this, they were already doomed to fail. 

Being able to be on site and able to commute 20-30 hours a week on the project is crucial for me 

Everyone says to find properties and build a buyer's list, but neither matter if you can't calculate the repair costs and also get access to a friend or colleague who has MLS so you can do a proper and real ARV (the other part where all wholesalers fail).

An example of one package we have is a Romantic Package - $199. 12 Balloons (buy the helium tanks and keep balloons on site for your team or use a local shop)Rose Petal Entry Way (bought off Amazon)2 Dozen Roses (local grocery store for $10-15 each dozen)Led Candle Display (bought off amazon and reusable)I Heart U Signs (amazon and reusable)Champagne (or wine if they want)This equals around $60-70 each time and we pay our cleaner $40 to set up.

Small details like a handrail on stairs or window locks can cause your unit to fail an inspection, delaying the start of rent payments.

Noone knows everything, and everyone makes mistakes, but if we aren't always learning, we will always be failing to some extent.