did 3   one broke even only because sponsor made everyone whole at exit which I suspect is quite rare.other two are perking along.. these were Class A apartments in Upper mid west promote was not some sky rocket return and frankly I can do better on my own.. but it was end of year so I was looking for some cost seg. 

Look up how many pro athletes who clocked 7 and 8 figure annual incomes, went broke.

so it turned into an accidental flip.i have one i did in 2021-2022 that broke even when i finished, but now cash flows well because i've been able to raise the rent a few times.happy to help further

BiggerPockets recently "fired" David and went in a different direction, so David broke out on his own.BiggerPockets is still the best place to learn about real estate investing.

At best it sounds like you broke even and made the money strictly through principal paydown with no appreciation above your costs unless you had some pretty good cash flow. 

My fiancé has two girls so that means they of course come with me so I just can’t do it unless I find a bigger duplex or something along those lines.

Not everyone is broke that goes to these..

Like many investors, I've reached critical mass (50 doors) with what I can manage myself (plus one girl PM help).  

I did however had to shop for new dining room chairs, which broke almost immediately once we started to get up an running. 

It just means as a Banker I see the banks money as the way to get rich and save your hard earned money for retirement.If you use your money and fail you are broke, if you use the banks money and fail you sell or find a way to transfer the debt.