It is true that certain policies will accumulate significant cash value, but you either have to put in several thousands for a certain amount of years and let it season for a bit (Life Insurance Retirement Plan) or you pay your monthly/annual premium for quite a while and wait until you're in your 60's or 70's+ to have access to a good amount of cash value (Variable Universal Life).

My issue (one of many) with my current PMC is that they have failed to get me even a single tenant in almost a year now and keep telling me that they don’t understand what the problem is, but literally 30 minutes after I started advertising my units myself, an eligible tenant responded to my own add.

I have to get a permit to do that even though its rural area with nothing but farms around it.And the septic rules keep tightening up there worse and worse where its rendering some lots that were previously approved for a one or two bedroom septic to where they are literally unbuildable and useless because they won't allow any septic at all.   

I was looking at some online real estate courses and they cost thousands of dollars so thought it might be better to invest in syndication and get 15% or more returns.

Even if I were found guilty, the cost would be in the thousands, not in the millions.

half of my deals we get paid off by a refinance IE they are BRRRRs  I have been doing acquisition and rehab loans for BRRRs starting in 2002 in Detroit.. done thousands of them for clients all over the US.

Even if I were found guilty, the cost would be in the thousands, not in the millions.

Then payoff their mortgage/liens and I take the rest.If I structure it this way I've been told I don't necessarily need to go through a title company and formally "Close" on the property which would save me a few thousand bucks. 

Based on my own experience, when I found myself spending thousands on rentals for construction projects, I eventually bought a Bobcat and it paid off within two years.

FHA) you might be able to get into something with literally no money out of pocket.Detroiters have a massive opportunity today IMO.