. - I was in a VERY similar situation here in Chicago, but I had less experience working on my own than you.I had a piece of land that I owned free and clear, but since I didn't have any development experience, most of the banks wouldn't talk to me. 

We host a free real estate meetup the first saturday of every month if you are interested in coming and meet some awesome real estate investors who are looking to do their first deal to savy seasoned investors.

I want them to see the total picture and then keep whittling down to where they get close to say a 5% error rate. 

Typically, I also avoid paid education because there is so much free content.

Check out FilePlace, where user-created forms are available for free.

Feel free to PM me if you want to chat.

I know an investor in Minneapolis that specializes in this feel free to dm me.

I used to do essentially free consulting with new investors on it but gave it up for some of the same reasons - everyone thinks you can just sit at home and buy good properties across the country that are in great shape. 

For example, include thoughtful amenities like a welcome basket, free snacks, or local guidebooks.

Can you either rent out your current property if there’s been little/no appreciation, or sell it tax free?