And it emphasizes the need to focus on a niche.

There is also some sort of surcharge / tax for higher income  Might point is, emphasize how much you keep. 

I graduated from college with a business degree in business that emphasized real estate.  

I think my point was to emphasize that even someone who flips full time and usually is spot on can be wrong. 

Also, your comments on Section 8 tenants and the eviction process emphasize the importance of effective property management and tenant screening.While Baltimore may present challenges, it's crucial to remember that every market has its unique characteristics and risks.

I went to college, not that it is mandatory, and I got a business degree that emphasized real estate.  

The way I frame it, it’s not that new investors shouldn’t get started, it’s that investing from a place of financial strength should be emphasized now more than ever (or perhaps it always should and we’re just more aware of it).

Change your story each month as different stories will resonate with different people AND use each story to emphasize one of your “who do you know…” questions.