For the past two years, since beginning this journey, I have consumed every podcast and been absorbed in the forums; I’ve saved nearly every dollar I can and put that towards real estate deals; I’ve pushed my contractor hard, paid him well, but pushed him hard; run my business determined; thought about real estate every day; creatively strategized my next move daily; put relationships on the backburner; and paid myself first.

Interacting face to face will help tremendously with forming those critical relationships to aid your progress.

In the meantime, good luck networking and try to find a relationship where you can use your strengths. 

I am in the same boat you are and have been connecting with people on BP over the last several months in order to learn and see what relationships grow organically. 

This was a deal that took no money out of my pocket whatsoever, BUT I had the relationship with both the partner and the private lender from previous deals.

It is work, and it's often exhausting, but I do think it's worth it in the long run both in the more narrow "profit" sense and the broader "your life is as meaningful as your relationships with other people" sense.

If the debt ratio is an issue:Do you have a relationship with a commercial lender?

You will see the impact of the market tank at the end of 2018.The Historical SPY graph is similar but assumes that SPY goes up at a consistent (and in my opinion, generous) 10% annual rate.I only count appreciation if I have a new appraisal. 

*This post does not create an attorney-client or CPA-client relationship. 

We have a good relationship.