But I have started to take my real estate endeavors serious over the last year and my studies much more serious over the last 5 months and although I may not be ready, I am ready and eager to take that leap of faith and try and put what I know into affect with the right people and obtain my first property in the West Texas area via House Hacking or a buy and hold deal within the next 60-90 days. 

My goals are to provide financial freedom for my future family and establish a sustainable safety net if physical limitations prevent me from retiring from my current W-2s.

For the better part of two decades I've been involved in real estate in some capacity including but not limited to: mortgage & real estate broker, developer, project manager, STR owner/operator/manager, international investor and beyond. 

They are more or less the same thing but the key difference is the leverage and exposure limits.

As mentioned banks have very strict underwriting requirements and will finance but they have limits to what they will finance.

I'm not sure about the user limit. 

Growing My Cash Buyers List: Initially, I relied heavily on a small group of cash buyers, which limited my profits and left me with tougher deals to sell.

To avoid buyer limitations, wait for the 90-day period or consider the market.

.- Shadowing another investor in my area- looking for openings in real estate management companies, or offering my helpOr..I could take my facilities job for the time being and save for an investment further down the roadI want to begin my investing as soon as I can but feel the opportunities that are available to me are a little limited due to my lack of experience and cash. 

If your losses come from something you "work" in, like your own construction business, they are nonpassive and exempt from PAL rules (although may still be limited by one of the other set of rules).Knowing how we love to call anything we do "business", the IRS clarifies what is considered passive and therefore restricted by PAL rules:1.