Competition with owner-occupants and the age of the homes (70-120+) will squeeze your margins and expose you to a fair amount of risk.

I have a bit of experience with co-living investors, having been involved in several co-living investments for five years.

When starting out in wholesaling real estate, it's important to use agreements that protect all parties involved while ensuring a smooth transaction process.

Investing in multifamily properties offers steady cash flow, diversification, as multiple tenants reduce vacancy risks and provide consistent income.

If you’re confident in handling the entire process from start to finish and know how to mitigate risks when things go wrong, then you probably don't need an agent.

Ultimately, it’s essential to consult with your lender to understand what’s best for your long-term goals and costs involved.

Risks/rewards, benefits/pitfalls of hard money to me...what are they?  

Chapter 13 is where debts are re-organized and paid back over time in monthly payments.If someone has filed either chapter 7 or chapter 13 previously, they are less risk than someone who has never filed.

I’m also open to exploring short-term rentals, private lending, or passive investing in funds—anything that maximizes returns while keeping risk and time commitments manageable.For context, I’d consider leaving my job if this could become a full-time venture that surpasses my current compensation (low-mid six figures).

It really comes down to your risk tolerance and long-term goals.