Based on the info I've received from a few nice people here, it's looking like a BRRRR/house hack is going to be my next best bet.

A lot of people don't account for all of their expenses and think something will cash flow that actually doesn't.

@Mark Graham IIYou could sell the property or refinanceWhere people make the mistake is think they can overpay because they are seller financing and have negative equity in the property - so when they are cash strapped or need to sell they cannot because they are underwater

It is a group of about 20-40 people and we have a time of networking and a speaker.  

Real estate is the long game, if you invest in 3-5 years besides the last 5-7 years you typically will not have significant equity gains, but when the govt pumps 6T into the economy that is why pricing went up and people made money, not because people became savvy investors.

Since you work out of town you can recruit people to drive around for you give him a piece of the deal or family members can help you for.

My guess is the buyers' realtors aren't checking if their people are preapproved. 

People who reside in property are unknown, but are not owner occupied.

People who renovate their kitchens often donate whole big kitchens of cabinets

I certainly know there's many extremely successful people here who are way smarter than me and would really appreciate getting some advice.