Skipping Toy Shop SchoolTo open a shop, you need to learn the rules, take a class, pass a test, and even keep learning as new toy trends pop up.

Given these numbers and his research, he believes it may either cash flow slightly or at least break even, which has made it a bit more difficult to find an end buyer. 

But it's YOUR money, and Real Estate, to put it mildly, is a contact sport).Month 5: Deals & Network (15-18 hours/week)Submit first offersAttend 2-3 REI events monthlyBuild social media presenceKey Goal: First offer acceptedMonth 6: Scale & Automate (15-20 hours/week)Delegate initial tasksEstablish morning/evening routinesCreate follow-up systemsKey Goal: Sustainable weekly schedule🚫 Common Pitfalls to Avoid:Overcommitting earlyNeglecting W2 responsibilitiesSkipping system creationTaking on too many mentor calls✅ Success Markers:Consistent daily actionsGrowing networkClear systemsNo work conflictsSteady deal flowMaintained energy levels👉 Action Steps This Week:Audit your current scheduleBlock 2 hours dailyChoose your power hour (morning/evening)Set 30-day milestoneGeneral Comment:  obviously not everyone will follow these suggestions.  

Sorry you’re dealing with this—it’s a good reminder to double-check zoning before closing, even when it seems straightforward.

@Vince Scipione  This is very solid advice to keep it separate and I agree with you, the only reason I was even thinking of it was to help me raise the initial funds for my first investment.

If a HELOC isn't an option due to Texas laws, you could consider a cash-out refinance with another property or a portfolio loan, even if you want to keep your current rate.

Your best bet is to find and contact all of the top local wholesalers and go to work for one of them and see what they do right and wrong and see if it's even a business you like.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

You only get a single point of contact for everything all encompassing, and unless they are 100% competent(not even proficient) you are screwed.

Meeting the material participation hours is absolutely doable, even with a property manager, as long as you stay actively involved in key tasks like marketing, bookings, and bookkeeping.