It's expensive and I'm not a rich man.

Usually for first timers and low down buyers the underwriting is a little more simplistic than traditional buy/hold investors purely seeking yield. 

@Nathan M kiefer To mitigate taxes on a $400K W-2 bonus, maximize contributions to your 401(k) (up to $22,500 or $30,000 if 50+), HSA (up to $7,750 for families), and Traditional IRA if eligible.

I know we all get caught up in the frenzy and the excitement of large deals and great cash flow, but there are no get rich-quick schemes in this game. 

Most of the guys I know of that are really doing a lot of work outside of traditional routes are so busy they don't have time to come around here and toot their horns. 

Short-term rentals in tourist-heavy areas can also outperform traditional rentals.

Yes, I’m using TheGuarantors platform for long term and Waivo for midterm and short term tenants instead of a traditional deposit. 

Investing in a syndication or fund could be a good fit given your situation.I started investing in some fix and flips and some smaller residential properties from traditional BRRRs.

You may get a hard money lender to lend as well but you will probably have trouble getting traditional financing for acquisition or if you decide to hold on to the assets.

Some traditional buy and hold RE investors have transitioned to flipping.