Returns on cash invested will be huge when you factor in the appreciation gains.

My goal is to gain enough knowledge, support, finances, and courage to make that next deal that's conducive to my current financial situation.

I personally think it's a smarter model than the big box right now, but you will get more real life training at a big box.Actually Jonathan, my goal is to offer agents the ability to be an agent-owner of their brokerage by receiving stock awards, and the opportunity for monthly passive income streams that sure help you to 'get buy' in a down market when commissions aren't coming in. 

@Adaze Foltz  Benefits:Direct to the source; more control over the receipt of the funds (initial and any rehab draws); able to not just establish a relationship, but also perhaps gain referrals of other private lending sources (those that are happy with the returns and payoffs - talk (boast) to their friends); faster to the table; can negotiate the terms (rate, when payments are made, other fees and when they are paid, etc.); usually nothing reported to credit bureaus.Risks:Using up the private sources money (tapping them out); The private lender didn't receive their payoffs on other loans as anticipated so they are short of funding your deal(s). 

I think this gives the slightest of advantages to people who are smaller investors, and also people who are willing to perhaps sacrifice some time and energy short term for long term gains.

I am weighing different strategies in the Chattanooga area and wanted to gain more insight into new construction cost structure in the region. 

Some rehab style lenders make it difficult for newbies to gain maximum leverage due to lack of deals done.......NOT US!

You gained experience.

You can gain knowledge to take you out of being a beginner to make that purchase, but yeah, you are priced out of CA to house hack as I said in the other post.

I've found success in passive investing as a means to learn the industry since my money is put to work but more experienced sponsors are doing the heavy lifting and I can learn from everything they're doing.