Starting out, single-family was my go-to—easier to manage and a great intro to the game.

My end game is to show you a path to financial independence, whether that be at 45 yrs old or 70 yr old.  

I already have land holdings near Everett that will certify out at 304 salable density bonus credits.To play this game, I get certified and then "clip off" the transferable development rights for sale to urban developers in the county, who can cash them in for an increase in dwelling unit density from an original 22 units/acre to 58 units, and building heights from 45' to 75'.

Yes, the more units you go up, generally the less players in the game so there is some advantage in purchase competition as you go up, but also more management scale and cap ex for someone who is new.3.

Focus on what the rents will look like post-renovation with 4 units instead of 2, and have a clear game plan for refinancing to pull your capital back out. 

Alternative route I chose, I will leverage my duplex (purchased 4 years ago) equity through house hacking to have skin in the game on next flip.

Try again in 2026.It's a long game.

Just keep in mind that entertainment expenses—like taking clients out for a show or a game—aren’t deductible anymore.And, yes, you can deduct 100% of your education expenses if you’re already a real estate investor.

If you are looking to be an investor then I would suggest you don't be an agent that is a poor mans game and it will make it way more difficult to find deals. 

But that’s the game we play.