@Jonathan Greene Great to know!

David Greene talks alot about finding your team members.

I read David Greene's Long Distance Real Estate investing and decided to join a Mastermind group.

I came to BiggerPockets since I first purchased the BRRRR strategy book from David Greene which mentioned this great community. 

So if you are trying to get into an asset for very low cash down, making sure your in the green / break even without the factors you would use to analyze the rental if you were putting 25% down (maintenance, CAP EX, management, etc. 

After a few years of investing I've found that building equity is powerful, as David Greene has been pivoting to saying on some of the recent BP podcasts.so whatever you're investing in - make sure you're building equity. this could be through value add, or mortgage paydown, or rent increases, or a combination.

An investor, who was also an appraiser, was interviewed by Brandon Turner and David Greene on the Bigger Pockets pod cast and they discussed this specific topic.

You may have something similar in your state.I recommended this to someone else a few minutes ago but read David Greene's book "Sold."

I just watched the video of David Greene for the 90 day challenge which was very good.

They had two things going for them:1 - Liquidity. 2 - The wife is actually a former producer on one of those HGTV shows I made fun of, she saw all the numbers, including how TV commercial revenue winds up being vitally necessary to the majority of the "as seen on TV" flip type things being viable and in the green (take anything marginally profitable or not profitable, monetize it on television or tik tok or youtube, and boom now it's viable).I wish you the best of luck OP, but consider that maybe a "base hit" is totally fine for where you are at.