Quitting job in 3-5 years with OPM?!

[Rose Ganor]

Hi bigger pockets community,

Many books and programs sell a dream of quitting your job in 3-5 years using OPM, even with little cash of your own. Your perspectives are appreciated on how this applies to the real world.

Interest rates are so high it seems impossible to build a cash flow positive portfolio using loans. You also do need to have a lot of cash or your terms will be even worse. Am I missing something?

Alternatively, the idea of finding high network individuals to invest as equity partners also is perplexing. Unless you have rich family or friends or are an incredible salesperson, why would strangers invest in a newbie? And if they do, how would you make enough cash flow after everyone else gets their cut when the margins are so tight?

Bottom line -- how could someone build a *profitable* real estate investment business with little cash of their own and without rich family/friends?

Many thanks,

Rose