But in reality, reinvestment risk is real.In rentals, in today's market, there is basically no cashflow available after a BRRR and you introduce tenant risk into the equation and any longterm hold will have pretty continual maintenance.  

I am currently doing a lot of research to pass the test and to educate myself as best as I can as if I'm going to do something I want to be the best one there is.With what you said is there still a lot of important information you learn during the class hours, or should I just focus on passing the exam at the end?

Prefer to cashflow as close to day #1 as possible.No problem!

My goal is to learn the market and educate myself on investing here.

@Kenneth JohnsonTo invest in real estate, build a strong financial foundation, educate yourself, network, start small with house hacking, FHA loans, and savings, consider creative financing options, build sales and negotiation skills, and have realistic expectations.

You should know how you can contest your assessed value, especially if you are buying the property for below current assessment.You should understand if there are any tax abatements available today or in the future.There are real estate tax consultants in basically all major markets, or your real estate agent can likely help with some basic questions, as well.

The issue is that whatever he does, he's going to need time to educate himself and recommendations on who to trust.

Given the technological world we live in today, it surprising to me that it still works.  

Alot of sellers aren't versed in that so if you can educate them you can probably get them to do so. 

We are cash flowing over 2K a month and the house has appreciated to high 300s-low 400s if we were to sell today.