Would you be comfortable seeing your name in the newspaper headlines claiming you were cheating homeowners out of tens of thousands of dollars? 

so you've left tens of thousands of dollars in costs out.

If we buy a duplex in the middle of Seattle area, we'd be paying top dollar, and we may already be priced out.

Your best investment is in yourself.Consider going to college or learning a trade.Use the funds to invest in something that does not require much time so you can focus on learning.If you do decide to get into real estate, you may want to consider doing a house-hack.It will give you a place to live(potentially saving you a few hundred dollars from paying rent and also giving you training wheels for being a landlord).

@Tyler WilliamsWholesaler listsProbate listsJoin Facebook groups Contact divorce attorneys Property management companiesForeclosures Pre-foreclosures County auctionNetworking Direct mailersDrive for dollars Start thinking differently and get creative.

Then, also look for fixers so you can build equity into them, make nicer rentals that you can get top dollar for. 

Sure the million dollar suburbs are nice if you have that kind of money and are playing the larger appreciation game but dollar for dollar pound for pound when it comes down to rent to value ratio its difficult to find the same kind of cash on cash returns section 8 rental properties offer in Detroit.

Noone here can give you any legitimate response without knowing the answers to those three questions.If you paid 1.6 million and put down 25% and now owe 1.2 million and the duplex will be worth 2 million dollars when its complete, then you can easily get a hard money lender to lend you on the property. 

It sounds like also I should subscribe to dealmachine and start driving for dollars, start a marketing list for direct mail, phone numbers, etc. of about 500 properties to market to at least 6 times.

Everyone in the group were either business owners or serial entrepreneurs or had millions of dollars real estate.