If anyone knows any lawyers in Hawaii that specialize this, I’m open to referrals. 

If you're looking for FL attorneys that specialize in private money lending, I spoke with two this week - Jennie Farshchian at Farshchian Law and Michele Diglio-Benkiran at Legal Counsel PA.

Key Principles:Mindset and Goals:Think Long-Term: Real estate is a long term play in most cases Set Clear Goals: Define your financial goals and how real estate fits into your overall plan.Finding the Right Property:Location, Location, Location: Invest in areas with strong economic fundamentals, good schools, and low crime rates.Cash Flow is King: Look for properties that generate positive cash flow (rental income exceeds expenses).Consider Appreciation: While cash flow is primary, also consider properties in areas with potential for long-term appreciation.Financing:Get Pre-Approved: Get pre-approved for a mortgage before you start looking at properties.Leverage Wisely: Use leverage (debt) to your advantage, but don't overextend yourself.Consider Creative Financing: Explore options like seller financing or partnerships.Building Your Team:Real Estate Agent: Find an experienced agent who specializes in investment properties.Property Manager: Consider hiring a property manager to handle day-to-day operations.Accountant: An accountant can help you with tax planning and financial management.Attorney: Consult an attorney for legal advice and contract reviews.Managing Your Investment:Maintain the Property: Keep your property in good condition to attract and retain quality tenants.Screen Tenants Carefully: Conduct thorough background checks on potential tenants.Review Your Finances Regularly: Track your income and expenses and make adjustments as needed.Example Action Steps:Set Your Goals: Define your financial goals and how real estate will help you achieve them.Educate Yourself: Read books and articles about real estate investing.

How your rental looks when he moves out, well...be prepared for the worst.

The two earliest popular and successful “gurus” were Jimmy Napier, whose speciality was investing in notes, mobile homes, and real estate “exchanging”, and John Beck, whose speciality was tax auctions, and complex series of exchanges in which John used near worthless lots acquired for pennies at tax auctions at full tax assessed value for exchange purposes, usually as a downpayment, or as collateral for a private note.

You would need to have a rock solid argument prepared for how community benefit (affordable housing?)

@Trenton Pelloquin There are certainly benefits to QBO, including the fact that many in the industry players are using it, which could facilitate delegation of bookkeeping activities and tax preparation. 

Decide the type of properties you want to invest in, find a broker specializing in those properties, decide on your investment parameters, and then start looking at for sale properties.  

I manage a couple in that area.I am also a broker in the area and specialize in acquisitions for STR investors, let me know if I can be of any help!

I would say it is not the easiest thing to do and requires the borrower to have a deal with enough spread to allow for such high leverage and the borrower should be prepared to offer much more than 3-4%.