.: @James Wisecan we add - be willing to be in it for 5-10-15+ years to weather those early storms?

it typically takes 5-10-15 years to stabilize a property, get a good tenant in, and actually generate net cash flow, especially with prices and interest rates so high.if you're in it for the long term, and willing to weather some early storms, great. 

Always the same canned answer when asking for pics/updates "holiday, weather." 

Think the unseasonably cold weather may have something to do with it.

The 10 year is going to continue to create resistance in the mortgage/cre field.

If you and your family are willing to house hack and use either an FHA 203k or homestyle renovation loan, the path of least resistance with the lowest risk, in my opinion.If you didn't want to house hack you could try a live-in-flip with those same loan programs! 

I know weather played a factor, that’s understandable.

Bottom line is 3% interest on $XXX is the same weather its in a HELOC or a 30 yr fixed.  

Why the resistance to showing her you do own these properties? 

Also the fatal flaw with books is they're written at a point in time, which means they are not necessarily related to today.Still can learn a thing or two, but I would resist the urge to follow the book that hard.