I use to mentor newbies at an extremely low fee.

Due to the extreme volatility of crypto and potentially high transaction costs, you need to be real careful with harvesting crypto losses.Pick tax-efficient investments.

just really disappointing that the loan officer knew we wanted to rent it out and when the real estate savvy guy wasn't there, made the other buyer sign something preventing that. 

The most extreme example was when I purchased a 60% ownership interest in a $450,000 property for $10,000, that had to close the next day.

I'm just suggesting you be well informed:I loved reading Robert Kiyosaki's "Rich Dad Poor Dad"... it was extremely informative and eye opening... albeit told in a bit of a crazy way.  

I would also tell you to be extremely careful when doing contracts with builders. 

For example, if you have no experience in land development - that is extremely complex and risky compared to owning NNN rentals. 

.: EM doesn’t seem extremely low, just kinda low.

If you can buy something habitable, and rehab it over time while you live there, that could be a home run of an investment when you look at your return on investment, especially if you house hack.Sure you may leave cash in the deal, but if you buy right, it could still be an extremely profitable and low-barrier to entry way to get into real estate.

When it rains or hails a metal roof that's is open to the living area is extremely loud.