@Jerry Zhang I am a fellow investor and realtor here in the Dallas/Ft Worth area.

Is it worth waiting the 2-5 years? 

I know its mean to say that people who do their own contracts get what they deserve, but you must know that if you are paying a couple hundred thousand dollars for something it just might have been worth spending $600 on a lawyer to do a proper contract for you.

Also, is mentorship worth it, or should I just keep networking and learning on my own?

This is a GRIND but that is the way forward in this environment IMO.Why this works is simple: You slow ramp to give time to build alot of skills needed to scale at the end of the 10th year you SHOULD have at least $3M portfolio assuming 3% appreciation that is $90K you are adding to your net worth EVERY single year guaranteed!

After the pandemic-fueled housing boom cooled somewhat in 2023-2024, the market has found a new equilibrium that presents interesting dynamics for flippers.Key statistics worth noting:- Median home prices have stabilized around $450,000, representing a 3.5% increase year-over-year- Average days on market: 42 (up from the frenzied 12-15 days seen in 2021-2022)- Inventory levels have increased by approximately 25% compared to early 2023Where to Find Flipping Growing NeighborhoodsSeveral Phoenix neighborhoods are showing particularly strong potential for profitable flips:1.

Hey Zeina,If you’re looking for a solid rent-and-hold market outside of California, Detroit is definitely worth considering.

If you’re just breaking even, it may be worth holding unless you have better reinvestment options.On most of my properties I am break even or $50-100+/mo cash flow per a door.  

One paid off (worth around 1.4m) student rental.

Assuming it's worth $65k, that's a return on equity of 15.7%.