The reason you would sell at a discount is that you need to close quickly with cash … that is the offer …  Using an agent to sell in a traditional way will not allow you to make that offer—— sounds like in Texas there are pretty hard rules on timeline… if you are in California however you are less likely to be able to say “your property will be foreclosed in x days”.

I essentially go over the entire process and teach about asset classes and risks with certain strategies but I never promise people they will get rich fast or that it will be easy. 

There are numerous value adds such as traditional rehab, development, change of zoning, TIC, etc.

Traditional SEO is dying and the advent of AI is changing how you should even build a website.

My lender just called me quite flustered to say that he has learned that no one is doing the traditional 10% down loan for second homes, which is what I was going to use.

Here are a few I recommend: "Rich Dad, Poor Dad" by Roberto Kiyosaki; "Set for Life" by Scott Trench; "The Unofficial Guide to Real Estate Investing" by Spencer; "The BiggerPockets Ultimate Beginners Guide" found here on BP; "The Book on Rental Property Investing" by Brandon Tuner.

But, I would personally be very uncomfortable using a HELOC as a traditional down payment option. 

I will add that investing in a real estate syndication where you have Unrelated Business Income Tax (UBIT), if you are going to use a self-directed IRA, you might be better off using a Roth IRA, instead of Traditional IRA, due to the tax-free compounding growth of Roth.

Here are a few I recommend: "Rich Dad, Poor Dad" by Roberto Kiyosaki; "Set for Life" by Scott Trench; "The Unofficial Guide to Real Estate Investing" by Spencer; "The BiggerPockets Ultimate Beginners Guide" found here on BP; "The Book on Rental Property Investing" by Brandon Tuner.

It won’t make you rich overnight, but it will give you a full understanding of the process, so you can take what you’re missing and implement it in your business.The best way to steer your business is by seeing the bigger picture.There are tons of reputable programs out there, such as the following:(I’m not affiliated with any of these—just sharing for your convenience).Sean Terry's program- Flip2FreedomWholesaling INC - Various mentorsJerry Norton - Flip Mastery And like I said, many many many others...invest in understanding the bigger picture and it can connect you to succeeding on your own terms