I also wouldn't be opposed to using a 203k loan to finance and renovate a multifamily to house hack and rent out (I know it's a lot more work and harder to achieve but I think the potential could definitely make it worth while, especially with the up coming changes going into effect soon). 

. - there are numerous ways to achieve sweat equity from boring but true rehabs, to development, to various localized sophisticated options

That is what goes against the transparency that we are trying to achieve with the NAR settlement in hopes that home prices get cheaper because some desperate buyer's agent will do it for 1%..I am also not for government regulation of every last detail, I have seen that in Europe... but too many wanna-be wholesalers have caused too much damage by not being able to deliver to people that are already in a tight spot

For a family earning slightly higher income than median wages, driving to work to the city and living about 30 mins away with reasonably good house on a > 400 SQM land parcel was possible and totally achieveable.

That's a huge achievement, and it sounds like you navigated some real challenges along the way.Your story reminds me of a project I took on years ago.

I’m looking for some guidance on my next steps toward achieving financial freedom through real estate.My long-term goal is to acquire enough rental properties to secure my financial future.

I aim to create a steady stream of passive income and achieve long-term financial stability.

Welcome @Rebecca Morris,These are the 10 first steps I would recommend to get started in REI (real estate investing):1) Educate Yourself: Read books, take online courses, and attend seminars about real estate basics, market trends, and investment strategies.2) Set Clear Goals: Define what you want to achieve in real estate—whether it’s buying a home, investing in rental properties, or flipping houses.3) Choose Your Niche: Decide if you want to focus on residential, commercial, or industrial real estate, or perhaps a mix of these.4) Research the Market: Analyze your local real estate market.

We spend a lot of time furnishing and styling these units.

People who have summited their personal Mount Everest and achieved the so sought after Financial Freedom.