There were people who didnt want to risk buying in 2020. 

As an investor himself, he holds several long-term rentals, so he's a good resource all around.After figuring out your price point, finding the best properties to fit your "buy box" is the next step.

As a passive investor, you've got to weigh the risk and reward.Operators usually evolve (less in favor for LP).

@Jordan Fair- thanks - this depends on several variables ...is it primary residence ? 

That the best deal will present itself but you have to keep looking and sometimes take a calculated risk

No longer do you have to live by a beach or other tourist attraction to capitalize on STR.And lastly, this one is a huge stretch as its not really real estate but we rented out a Motorhome for several years to offset our cost of ownership. 

Also, depending on your risk tolerance, you may want to get a mortgage on your ranch and use that cash to put 50% down on a couple of rentals.To get to 20 houses you're going to have to learn more advanced strategies, but to get started just get 1 rental to see if you even like it. 

However you do have the opportunity to look at a 1031 exchange which would indefinitely defer all of the tax on that $240K gain.Selling one larger property to use the proceeds to purchase several smaller properties is a classic 1031 strategy called a diversification exchange. 

In terms of cash flow, there are a lot of other things to look out for like cap ex, HOA fees, insurance fees and evictions that can eat your cash flow.There's risk inherently involved in every investment, which is why it's important to cover yourself with reserves and exit-strategies.

Here are several strategies and platforms that might help you in your wholesaling journey:Local Real Estate Investors Associations (REIAs): Joining a local REIA can be a great way to network with other real estate professionals, including wholesalers, rehabbers, and landlords.