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

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

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

. : )  Some investors look at PM as a game, personal challenge, something they enjoy doing.

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.

Out-of-state investing can be a game changer, especially when you're looking for markets with strong cash flow and growth potential.I work primarily in the Indianapolis market, where we focus on new build duplexes that offer solid returns.

Play the long game, you can start small and build, just don't go to zero. 

The neighborhood is desirable, so renting it wouldn't be difficult but it would be niche because of its size (4/3, office, dual living rooms, game room).