Downside is not super sexy flip numbers etc.

FYI, I purchased my first 4-plex when I was 19 ... a few weeks before my 20th bday but officially still in my teens.

Can invest passively and get in the teens; so, actively owned properties need higher returns to offset the incremental work.

It's not particularly sexy, and not that many in the business are drawn to it.

Try to wholesale for multi-units acquire at a cap rate in the teens, rehab, re-rent, stabilze and sell at market avg cap which is probably 6-8%. 

I don't give to national organizations either but I'm passionate about making quilts so I give them away to organizations like Warm the World in Canon City and they distribute them to teen pregnancy centers and to the Pine Ridge Indian Reservation.

When I was a teen, I used to wash my car at a coin wash and it cost about $2.50 to do it myself - 20+ years ago.

You can buy a good house in a decent area in the teens, put maybe $6-10K (or less) into it depending on it's condition, and it would make a great rental that brings in between $600 - 750/mo (some with or without Sect 8).

Just because the landlord had no issue with the tenants doesn't mean they (or their teen kids) can be trusted with the keys to someone else's house.A two-door deadbolt and handle lock pack costs $45.

My clients hold ROI's in the Mid-Teens on an annual basis.