I will print a poster of your face and hang it on my mirror and write, this is where I will be in 1 years time!

I'm no Grant Cardone but I fit in your metric and my "habits" mirror that of Jack: I lived below my means, improved my earning potential at a W2 (increased my education, for example), avoided purchasing money-draining objects like expensive cars, saved my money, bought income-producing assets, rinse and repeat.

Zero down is coming back and that is worrisome, but buyers still need to show good income and good credit; when we get zero down with little or stated income, if you can fog a mirror you can get a mortgage type of lending, then the top will soon be in ... it is really hard to put a timetable on when that may happen but that is the sort of thing to look out for IMO ... sure, prices have gone up, but it has been from what I consider fairly well qualified buyers, at least in the markets I'm operating in.

Throw in the fact that anyone that can fog a mirror can claim to be a cash buyer, we must expect additional regulations.

I'm looking at a ad it says "$148k = 2331 Sq Ft | 2919 under roof; Open cell spray foam insulation & framed mirrors inclusive."

I definitely couldn’t look at myself in the mirror if I were to be shady about this.Just my thoughts on the matter.  

I myself am guilty of being on of those strongly speaking out against the "guru's", and while I fully comprehend why, you've helped hold up a mirror for me that I realize it is probably far from clear to most as to the why. 

It's all about determining what is a better investment path given your personal risk/reward profile and preference.To answer your question, which i have yet to even attempt, i'd suggest taking a good, hard look in the mirror and ask yourself what you're comfortable with, good at, passionate about and capable of doing.In the end, it really doesnt matter what you do, so long as you start, remain consistent, hope for the best but plan for the worst, and tough it through the tough times. 

Left residential in my rear view mirror many years ago.No legal advice given. 

Sounds like dominoes, house of cards or smoke and mirrors to me.