How do you advice clients on investing/ house hacking?

[Valerie Menke]

I've been super immersed in Real Estate and Investing for the past two years and things have worked out very well for my husband and I. For our first property we added and ADU to a SFR and we just closed on a duplex (another house hack). I've decided to get my license to be a agent (my test is scheduled in 2 weeks) and I feel like I can provide a lot of value to first time homebuyers here in Santa Barbara where real estate prices have gone through the roof and with rising interest rates now its really difficult for "normal" buyers to afford a home. I personally think house hacking is the way to go and a lot of my friends and family are seeing how well that is working out for us. I'm pretty sure however that in the end, few are going to be willing to put that much time and effort into it, i.e. finding the deal, managing and living through the rehab, and so on. Realistically, they will have to buy a property from the mls that needs a bit of updating. I still think that makes a lot of sense for them and I'd love to help them find that but of course they won't come close to seeing the numbers I'm seeing- the duplex I'm rehabbing right now is a deal I found off- market through door knocking, that I took over with long term tenants and that I have to put quite a bit of time and money in.

I love the analytics of investing and I love talking to people about it but at the same time as an agent, you carry so much responsibility towards the people you advice. We all don't know where exactly the market is going and if you show properties to house hack or to add value to, there is more at stake than if you show pretty homes to people with money and help them decide which kitchen layout they like better. 

Do you have any advise on how to navigate that?