It's not that Stu has tried and failed with this asset class, but he is pointing out that you have very preliminary understanding of investment principles and should look to expand your knowledge before being accountable for OPM. the fact that you're confusing mortgage payments with T&I impound is indicative.

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

You have excellent advice here from some people who didn't just get their knowledge of investing through a low rate, real estate risk off period.

Did you attend educational courses to enhance your real estate knowledge?

I just know I don’t have the knowledge yet to find a deal and a lower price point is appealing for sure.

Happy to connect and knowledge share if you are interested.

Would help if you stated what questions you had so people could reply right away.I have knowledge on HELOANs but not direct experience.

Need to know knowledge.

I'm a rookie in whole selling , I only have the knowledge that social media has and I think I understand how it works but have no idea of where to start or how its pretty frustrating not being able to provide for my family the way I want to and I could really use some advice or maybe tutoring in this subject, I just turned 20 and I want to have a good life in this economy I could really use any advice thank you so much.

I would do what @Mike Grudzien says and talk to a knowledgeable attorney on this.