That's the game, just have to play it. 

And yes, there has been some good appreciation.But you're late to the game in most places (e.g.

Callie, glad to see you jumping into the rental game.

Finding a pro this late in the game is going to be difficult.

Flips are great but I really want to get into the larger rental game 4+ units.

If you touched the money - the game is over, and you lost.

This is a long game that requires persistence.Make the money when you buy.

Real estate’s a marathon, not a sprint, so keep your eye on the long game.

The bad news is that there is no part of the game that's inexpensive, and much of it involves fair chunks of time for approvals. 

It can be done but I would probably also diversify it in private lending or another type and just not NPN's.I think reality people need to understand is the days of 25%+ returns are only happening if the operator is on top of their game but stuff is being sold and priced out at 15-20% and that should be the expectation.