I started in RE investing by syndicating a 48 unit property in Texas.I had zero experience so I decided to start at 40 units or larger because the people that were guiding me said that the rule of thumb for staff was roughly 40 units to support a PT manager and PT maintenance.This allowed me to hire a manager that had experience so it wasn't me trying to figure it out on my own, I had a "partner" on-site that knew what they were doing.This was absolutely the right move for me as it was a relatively conservative way to start and enabled me to scale nicely from there. 

I’d burn the midnight oil educating myself and learning what I needed to so once it came to execute, I was able to do so confidently and not needing to be available at all hours of the day.

It appears that all auctions are coordinated and executed by private agencies.

Make your plan, stick to the plan, and execute. 

For example, take the Austin Independent School District:Such escalating prices [in Austin] have taken a toll on the Austin Independent School District, where the city’s lack of affordable housing and the increase in multi-family developments “has negatively impacted the school district's projected growth,” Reyne Telles, the district’s executive director of communications and community engagement, said."

It’s tough, but if you have a good handyman and support staff local, you might be able to do it.

For those not familiar with this, for being a out of state worker in other states than my home state of GA, I was able to have a low taxable wage (like $18 or $20 a hour) while I was given tax-free stipends that allowed me to make more than I did as a regular staff RN.

It may be best to be upfront about it.You also have to find an exit route if the tenant-buyer does not plan to execute the option within 36 months.

I have continued to find deals that make sense and execute on my plan. 

Make sure you execute well - and learn from things, before you start using that leverage to go after more stuff.That way, you're getting 'seasoned.'