Start with learning the fundamentals of real estate investing then vet a ton of different syndicators/fund managers.

Unfortunately satisfying a BRRRR & marveling at the spreadsheet cash flow and equity are what lead to purchases in stagnant markets and very few who invest in these assets pay any attention to the fundamentals that lead to meaningful appreciation where a gain can actually be realized. 

I don’t think a three year historical lookback is sufficient.Unless the market fundamentally changed, I would just sit tight.

Because those methods are fundamentally flawed.

How can they not get loan with good fundamentals?

Also, I don't like the use of more exotic structures/financial engineering which increase risk ( and aren't necessary when good real estate is purchased at a good price with solid fundamentals). 

Set for Life by Scott Trenchhttps://a.co/d/51cIiA1Starting with the fundamentals of personal finance will help ensure you have confidence and are able to withstand the risks of real estate and also set your self up to be able to take advantages of what investment opportunities come your way2. 

They go over a lot of the fundamentals that I completely agree on as a high skill operator in this space.  

The fundamental thing is also that in Asia and Middle East, the jobs & buying power of people have skyrocketed exponentially in the past 10yrs, much better than western countries today.

Too much to recap, but it is very skewed to the "fundamentals of having a successful overall business".