Hey Themis, it sounds like you already have a solid foundation in real estate from working in the commercial industry, so it should be a pretty smooth transition into doing your own investments.I would put a lot of focus on building out your team of contractors.

Because fact is this industry you ARE in is VOLATILE.

Seasoning period is an industry term for the waiting period between your last transaction closing or funding and your next one closing or funding. 

Would connecting him with a mentor or having him shadow someone in the industry be too soon?

Overall, I recommend business acquisition over startups, particularly if you're new to an industry.

The best way to leverage 80k in this industry is based off of your skill set.Are you handy?

People were chasing industrial workers on the LNG projects in 2020 and paying outrageous rates for rental housing. 

At the end of the day, 5% of $80 is more than 2.5% of $100 and the fee models used in the industry will sometimes lead the listing agent's to go from being the seller's advocate to the buyers.

The one you can scale.I know successful business owners in the fitness industry, tanning salons, real estate, window coverings, maintenance, billboard, ATMs, etc.Generally, I would be skeptical of jumping into a business based on YouTube videos hosted by and featuring people that are likely primarily trying to sell you their respective courses.Small businesses can indeed be great investments, but they are hard.  

You should also be aware to make sure what was provided does or does not meet industry standards.