I'd like to drop some coin into the rental and HELOC it then use that to put down on a duplex but my ultimate goal is to own an apartment complex.  

The license makes you disclose that you're an agent and you have to pay a broker some coin, but it also lets you take some listings which you'll stumble into if you are marketing to distressed homeowners.  

Plus rent rates are very high in New Orleans, which is obviously very good or bad depending on which side of the coin you are on.Best of luck, and please don't hesitate to contact me if you need any help.

The term "house hacking" wasn't coined yet, but I knew before I ever found it that it was going to be a 3BR/2BA and I was going to rent a room to one of my military buddies and another room was going to be my home office. 

I would like to put coin laundry in the ultra clean basement to add value for potential tenants.

Buy what you know, which is why I don't invest in rare coins.

Most of the owners are repairing machines themselves, collecting coins themselves, or otherwise not paying them selves for their time.

I'm always interested in talking with anyone willing to share about the other side of a coin. 

Maybe put up a secondary building with coin operated laundry if your zoning allows or if you have a garage see if you could put it in there.

Stocks and Crypto are just as likely, if not more, to “crash” in comparison to real estate.