18 with 45k looking to invest ASAP

[Kendell Powell]

Hello BP community,

I am 18 years old with about 45k, and I want to invest in a rental property ASAP. I own a lawn care business and I have a goal to have 80k by the end of the year. Prior to starting my lawn care business, I worked my cousin since a very young age. He owns 150 rental units and my Dad owns 15 rental units. I was always curious and enjoyed the rental business, constantly asking questions, so I believe I have a very solid understanding of the business. I am also reading BRRRR to further my knowledge. I would not be afraid to buy a property that needs some rehab, as I have renovated two full kitchens by myself, and done lots of rehab with my Dad and cousin, so I have a good understand of what needs to be done.

I do not know nearly everything though. I am seeking advice on what would be a smart next step for me. Would it make sense to save up money to buy something cash, finance, wait for market to cool down, etc. I would love to hear what the professionals have to say.

Thanks!

[Travis Timmons]

Agree with @Jaron Walling - forget what a stranger on the internet that, in my case, lives several states away says and ask questions of the two guys that you know that have 165 combined units in your market. 

Now that I've told you to ignore my nonsense, here's my take. 

Live in flip or house hack is always the best first step as I see it. Find a place where you want to live. That's all the location study and analysis you need. And your downside risk is protected because it's a house for you to live in - it's an investment to remove your biggest expense. And if something goes sideways, your just paying a mortgage/rent expense that month like everyone else. You also have more financing options due to being the owner occupant plus the option to sell after 2 years with a tax free gain if you are going the live in flip route.