All the HOAs are impossible to get in touch with the listing agents seem to have no ideal.

And I'll be out of the game from April to about August at least.There is new trend in 2023 where there is no more strong seasonality with very illiquid market, new home listing in dec and June has 50 percent gap.about to say waiting for equity chance in my local market is almost impossible while liquid/illiquid debt could produce 8-12%IRR.i would see what end of 2025 gives but it seems there may be more chances in CRE in 2025….

Your question is impossibly vague as you provide no details.

ya that's basically mission impossible under the scenario you outlined.There is a lady I know from Oregon and this was her and her moms experince.They bought a duplex  ran that for a few years sold and bought a 4 plex ran that for some years then they were able to buy a 8 unit  then next step was a 20 unit. 

Not impossible in other locations, but certainly less in areas like Fairfax. 

I currently own a couple multi-family properties that are all LTRs and work a full time 6-figure job, so becoming an RE pro is almost impossible.

It is not easy, but it is not impossible.

Some forums suggest to invest in states where i have friends or family... which is only Georgia or Louisiana but seems almost impossible to find a decent duplex within the range of 85-$110k in those states without having to invest in major repair. 

Hoping to get 80% back out. 80% cash out refinance will be all but impossible (although 75% should be doable)

It’s impossible for someone to say they have a lease on a property with a building permit.