Because they can't make a commission on it. Simple Truths.But you can make a ton of money, if you do it correctly.

Lets say you buy a property for $200k and put $50k into it and then net $300k which is 20% profit.

I generally agree that buying SFH as first investment is an easy way to test the waters; however, if you’re set on REI I suggest buying a duplex or quad.

Many landlords, myself included, have faced the challenges of dealing with problematic tenants and the complexities of Massachusetts laws.In fact, we specialize in buying properties in Massachusetts and New Hampshire that come with ongoing evictions and difficult tenant situations.

Patience is definitely needed if you are trying to buy from a resident with no real estate experience.

If you planned on moving out of a house and buy another property, as an example, you could pull a HELOC before you moved out and keep it as an emergency fund.  

If you are simply buying for a lifestyle investment, then you have much more leeway in what/where you might consider buying.

Getting one property and cashflowing it will be a challenge. you can try seller financing but you are still going to be highly levered which just enhances the risk that you are taking on.The best way to grow is to focus on managing your rental, saving money through your W2 and crushing that - if you are a realtor you will make more crushing it as being a realtor than over leveraging real estate - then save for down payment and buy slowly. its not a rush.

Every market in residential zoning has an expiration date, we just don't know what it is yet.The obvious solution is to buy in already regulated areas with tourist/commercial zoning.The returns are lower, but at least they can't go to zero overnight.

Don’t buy into the obfuscation.