But you can achieve decent numbers in many other parts of the state where you are able to acquire for less and rent at a sensible rate.High-appreciation markets like the Washington DC area attract already-wealthy investors, who do not need the cash flow (see: everything written about Southern California, in any of the gazillion forums on BP).

I would love to truly tell my 4 kids that that can go and do anything they want and be anything they want and go to any college they want to pursue those dreams based upon the wealth I have generated through REI (or other investments). 

Should get interesting, lot of WEALTHY and connected people.

I discovered this while working myself to death, in the profession that I had worked so hard to obtain... that would never allow me to become wealthy (in spite of the cost to get there).I agree with the owner occupied advice and house hacking- then you can use the EQUITY from paying down the home loan to fuel future investments- we bought a fixer upper and just got it appraised with over 70% appreciation.I advocate taking action- I am not good at sitting around waiting to be successful- so working an entire home renovation flip while living in the property and working full time will help a motivated person (guessing you both are like me) to feel they are making progress :) Having a mortgage worth of student debt is no joke, but one you have the mental shift to realize that minimum payments and maybe never paying it off aren't that bad- you feel much more comfortable starting to build wealth (even if you will have that debt the rest of your life).Best of luck :)

The poor, working class, and lower middle class are a large population in comparison to the rich and wealthy. 

@Israel Tabi points out that great wealth is not created from cash flow. 

Unless, of course, you happen to have a lot of wealthy friends & family that believe in you so much that their willing to risk their hard-earned money while you practice a new craft.Perhaps you should look for smaller value-add properties that fit within your own financial resources.

I've known lots of wealthy people that have no peace, nor security.

@Cody May, you probably need to put 110% of your focus on finding a job and a place to live - unless you're independently wealthy, in which case everything else is just a detail...

The little bit of wealth I have today is due to the basic principle of living within your means I was also fortunate enough to have a great mentor who is a financial advisor who has done it all.