Given my situation, which strategy would you use?

[Mike Schorah]

I’ve studied real estate for the past year and a half. I’m curious about choosing a strategy where I DON’T HAVE A SIGNIFICANT RISK OF LOSING MONEY and I WON’T WASTE VALUABLE TIME NOT ACHIEVING ANYTHING. Surprisingly, money is more valuable to me than time in this situation. I’ve spent countless hours on BP, books, podcasts, forums, in the field, etc etc learning about different strategies. Here are those strategies and why I’ve backed away from them:

Buying a multi family - They’re all in bad areas where I live.

Flipping houses - I heard about countless rookies who lost money flipping due to estimating the rehab wrong and not being able to sell the property in time.

Out of state investing - I heard about people breaking even on rentals due to either not being able to supervise contractors or hiring property managers who take advantage of the situation by overcharging on repairs.

Wholesaling - Everyone says it’s incredibly difficult. Don’t want to spend the money on direct mail if it goes nowhere. Your number gets labeled as “SPAM” if you cold call. Even with both strategies, you risk getting an offer stolen from you.

Owner financing - Only works during buyer’s markets.

Partnering - Don’t have someone that I can trust and be stuck with for years.

BRRRR - I took a $50k HELOC to do this, but I don't want to risk my primary residence if the rehab goes way over budget. Also interest rates are steadily rising.

House hacking room rentals - People in my area charge rent for rooms that is so low that the numbers don’t work out.