While there are some deals 50 units or larger that transact without a broker involved, they're definitely few and far between.

Short-term rentals (STRs) offer a way around these limitations by being considered active income if you meet certain material participation requirements, such as working more than 500 hours or 100 hours, surpassing anyone else involved.

Getting multiple contractors involved will be your best bet to get a reliable estimate, though you need to come up with a scope of work.

Why type of price point are you looking, what anticipated ROI/cash flow, how much time do you want to be involved in, what is your risk threshold, how long do you plan to hold the property, are you looking to invest locally or open to exploring other markets, etc.? 

It involves investing in strong growth markets, diversifying, and buying distressed properties.

Just bear in mind that trips to Maui involve 'discretionary' funds...A few more things to think about during your due diligence. 1.

This year they’re real estate syndicators; three years hence they’re running and selling oil drilling participations, after that they’re involved in fin tech.  

Being deeply involved in the local real estate market, I stay connected with wholesalers, realtors, and local investors who often share opportunities.

There is a Fund of Funds involved.  

With $50K—$100K, you could fund a rehab and refinance to free up most of your equity for the next deal.Cons: BRRRR often requires more hands-on involvement, especially managing contractors and timelines, which could be challenging with your demanding job and family obligations.