Good areas I've found include - Franklin, TN (not Nashville - litigation pending - too liberal & hostile to STR's.

Wholesale Deal under contract in Bryan ,txit is a vacant trailer on a lot both owned by the Ownerunder contract for 55k needs 10k to repair get it rented outall together 65k to get the property and get it operational investor next door door similar situation got the trailer and lot for 64k repairs included.

I.e. land costs $50k, construction costs $600k (I am making up numbers) including builders fee.  

I am looking to begin investing in real estate and trying to create some form of passive income for my family.

Also, i dont want to constantly send these sponsors my underwriting and let them take it over from there, I want to be more valuable then that, hence why I am curious how to spot a good deal or i guess create one?

Before diving in, it's crucial to grasp the basic types of real estate investments:Residential Properties: Investing in homes where people live, ranging from single-family homes to multi-unit apartments.Commercial Real Estate: Involves properties used for business purposes, such as offices, retail spaces, and warehouses.Industrial Real Estate: Includes manufacturing buildings, storage units, and distribution centers.Land: Buying undeveloped land with the prospect of future development or resale.Step-by-Step Guide to Starting in Real Estate InvestingStep 1: Education and ResearchThe foundation of successful real estate investing lies in understanding market trends, property valuation, and the economic factors influencing real estate prices.

I do home improvement projects over weekend for the past three years such as carpet to LVP, wooden duck to composite, game room to bedroom including working with city,  screened porch repair, custom closets, mudroom and some minor projects.

I have knowledge of markets throughout CT and have experience in a range of real estate strategies including BRRRS, flips, cash out refi, selling financing, sub 2 etc.I have access to off market properties, including some that need complete renovations. 

I have owned numerous businesses spanning 37 years, including marketing and management consulting, lawn care, landscaping nursery, horizontal directional drilling, heavy construction, and reclaimed wood.

My goal is to train all of my employees to grow to the point where they can move on and create their own businesses.