That is not to say you are not fixing broken items but you are not repainting to their favorite color. 

I have become financially independent and a large part of my portfolio is invested in all kinds of real estate deals and REITs are my favorite, especially at today's valuations, primarily because it's truly passive income and you get to invest with high quality companies run by ivy league investment managers who have access to cheaper capital and better deal flow.  

I am invested in many types of real estate deals (single-family rentals, multi-family, office, flex, manufactured housing, syndications, BRRRs, hard money lending, etc.) and my favorite type of real estate investment are REITs because they are truly passive and run by well-established companies with access to cheaper capital and better deal flow than most. 

I have to agree with @Aaron Montague, one of my favorite financial advisors always says to never do business with the three Fs, friends, family and fools. 

Englewood and Lakewood are personally some of my favorite areas and they offer a lot of desirability because of how accessible both downtown and the mountains are. 

Joining some local groups will help you get it in gear (most of them are still virtual)  INREIA, CIREA, and the FB group "Indianapolis out of state Investors" are my favorites. 

Two of my all time favorite hobbies include weight lifting and float fishing!

ive been doing a good amount of estimates in SJ and south eastern pa, im wondering if you have any favorite towns in south jersey or south eastern pa.  

That is gambling so be cautious.

@Braden Downs, I'll send you a PM with a few of my favorite lenders.