If you have time, source your leads your self; drive the area you invest in and look for distressed homes, door knock on the foreclosure list, use door hangers when you see a home you really want.

possibly roll it into a self directed retirement account that allows real estate investments. 

This doesn't include PM as we self-manage (we plan to hire a PM once we hit our desired scale)- Cash flow of $2k- Break even occupancy (i.e. 

Opened a HELOC on our primary to self fund our first investment in 2019.

We switched to being treated as an S-Corp for tax purposes around 5 years ago (later than we should have) and it was a really good choice, self-employment tax was trouncing us before that.

Ideally look for a Realtor that is also a property manager (even if you decide later to self manage). 

The problem with saving money with a high deductible insurance policy is that you are self insuring up to your 2500 deductible.

I just ask them if they know anyone who has a self directed ira or 401k money from a past job.

However, I currently am self-employed since June 2021 and before that made decent money.

@Ricardo Ramirez the BP bookstore has a few books on commercial real estate including new books on large multifamily and self-storage from 2021.