I think the bottom line is there are many ways to achieve success in RE. 

That being said I see clients achieving 2x monthly cashflow returns on investments even with 7% mortgages.

Remember, C/D located properties generally appraise once improved for significantly more than they will actually sell in an arms length transaction so you can go to many C/D neighborhoods, successfully complete the BRRRR method but deal with  all of the operational difficulties of the asset class and then fail to achieve a sale figure remotely close to the favorable appraisal  that allowed for the proceeds to be returned through the refinance. 

And as long as the amount you are using for investment meets your reinvestment target then you could live in one of the units as your primary for a while or forever.When you sell your current primary the 170K of profit will be tax- free. 

There's plenty of multi inventory to explore those avenues in and out of the city so I'm sure you'll achieve this goal in no time.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

Your area falls in our target market as well.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

His students, I believe, are generally the “real estate is an easy path to riches” crowd.Some students are self starters and would probably achieve with or without paying the big fee.

You'll likely find many in this community willing to share their knowledge, especially with a mutual benefit like that.Start by reaching out to local real estate investment groups or networking events in DFW, as well as connecting with folks here on BiggerPockets who have experience in your target market.