While there are low and no money down real estate investing methods you can explore, the reality is, you need to capital to invest in real estate.

You had one desired outcome that was outside of the parameters of what we were able to make a reality.

@Martin BrownAlso the reality is if you are trying to forecast numbers, the second you hit enter they are wrong as nothing goes the way you modeled it.The important thing to consider when modeling is to have data as accurate as possible (garbage in garbage out), but most importantly (and this is where investors miss the boat), what is the sensitivity to the numbersFor example if doing a flip with hard money, which causes more pain - $20k more to complete, 25k less in sales price or getting the right number but it takes 3 months longer?

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Get to your local RE meet, Books are no reality, All the best 

AI has a hard time capturing this reality.

The reality here is that certain people want to be in certain neighborhoods due to location and where they grew up. 

I see many people saying oh it is just $100 but as I said it adds up pretty fast and in reality, it is way more than a $100 difference as the price of insurance is going up very high.

I've seen scenarios where people buy "off-market" deals and offer a crazy upside, but in reality that deal was worse than one that sold on the market, and the comp they used on the upside was a seller finance deal that sat on the market for 280+ days...my job is never to convince anyone, but I always give them an opportunity, even if they want to go another route, to send me those deals so i can analyze them for them.

But, we can't pretend that this is reality for any novice, regardless of how much they spend on education claiming otherwise.