I wouldn't let anyone tell you not to do it in 2024 unless you simply don't want to. 

Over the years I've noticed that it's very helpful to simply go visit in person your city of interest to get a better understanding of the market and the people that live there. 

The only way I would ever win a MF deal in DFW would be to overpay - I wouldn’t understand the sub market like the locals do.Pick one or two markets you can get to easily.

You simply need to pursue sellers that need to sell.I'm closing on my first property since re-starting from labor day by December 23rd.

Quote from @Kar Sun: My tenant's lease is coming to a close and I am relieved she will be moving soon.She has been paying on time but has been extremely unpleasant and rude.While the money does not smell my mental sanity is more important than money in this case.She sent me a registered letter stating that she feels "unsafe because we have not done the fixes the way she wanted it".She requests to have her witness for a walkthrough.In my state a walkthrough is required but I am not about to grant it to her to bring any witnesses as that is not in my contract.If she feels unsafe she does not have t be present.I also do not treat a final walkthrough with a tenant as a final sign off.This walkthrough does not include a detailed inspection of the plumbing and the appliances that will be done after she departs.This is simply for the visible cosmetic issues and should take less than 1 hr.  

The P&L isn't going to tell you that, you need to see the Balance Sheet.Put it simply, if an investor decided to hire someone like me to start handling their books and have to gather their financial statements, I would be charging an arm and leg to put it correctly.

The easiest way that I have found over the years is to simply ask other investors, specifically in your local market.

Offer rental assistance to people facing eviction so they don't become homeless OR simply donate the money to organizations already doing that work.

Like Mija noted, they cost real money and time to maintain, and I simply was not deriving enough value from either.I had no intention of GC-ing jobs for clients, which is about all it would have allowed me to do that I can't do already.  

It’s a win-win!