What’s stopping you from investing in real estate today?

Quote from @Lee Banks: Hi my name is Lee I'm looking too buy my first rental property and but I feel as if I need a mentor to watch, I still need to learn the basics of real-estate does anyone in New York do programs or mentorships and where would you start if you first started real-estate today  Hello Lee,I'd recommend looking up local meetups here on BP, meetup.com and, eventbrite.You can also call around to speak with RE investors and professionals in your target market to begin making connections.With so much available information online, I'd recommend speaking to a few people and doing independent research before committing to mentorships.

Fast forward to today where the LLC has never made a payment on the loan and the LENDER is selling the loan.

I don't believe anybody makes that claim about Detroit today. 

Next, I'll be pivoting into subsidized housing investment and collecting rent $ from the government as i truly do believe this is a way to boost CoC return percentages in today's market.

With rising costs like HOA fees, insurance, and property taxes, it’s tempting to push rents higher—but that strategy often backfires  (and IS backfiring), especially in today’s market.Why Overpricing Hurts More Than It HelpsRents have softened, and supply is increasing.

How have you found success finding deals in today's market?

So, I don't want to expand that tool beyond what it is today.1) If anyone out there knows of such a dashboard for a small investor (I have 5 commercial leases and 14 residential), please share the information on where I can buy a template.2) If any of you are interested in working together to develop this tool, I am happy to meet and build a wish list for features that we can divide up the work and complete it faster. 

@Jeremy Dugan Technically, you can structure it anyway you want (and based on if the numbers work), but I mostly see seller fin deals where there's a disconnect between the buyer and seller about today's value and the 2 parties ultimately agree to the seller's higher sale price ($448k in your case), but with some lower cash amount paid upfront and then the remainder would be paid at maturity through the refinance at the then appraised value.

In short, this would be an entirely appreciation-based investment.Given the state of the economy today, with high interest rates and the seller-buyer lock out effect, I want to discuss the pros and cons of this investment at length, specifically in the context of all the other properties / neighborhoods that I have been evaluating.