It seems you are falling for the alarmist rhetoric you’ve been reading and watching online.

I’ve got that Arizona license #AZ-21837, and I lean on a pretty wide network of top-tier realtors and boots-on-the-ground pros who can give you insights you might not find by just browsing listings online.

From my experience, to succeed in multifamily investing, focus on networking through local meetups, online forums, and professional connections, leveraging your CPA skills to analyze deals and optimize deductions.

A tough thing we've found though (like you mentioned) is even the highly rated foundation folks in our area -- as well as a lot of the content online -- all have a strong incentive to sell big high-margin solutions.

Think lakefront properties in small towns, destinations with new attractions (casinos, amusement parks)...Another idea is investing in properties suitable for accessory dwelling units to create dual-income setups, especially in cities with relaxed ADU regulations.

Paying for an online course before you know other investors and have gone to meetups is just paying to procrastinate.

I can't post the link here, you can dm me or search online. 

Network (in-person events and online BP)3. 

Here, once you have an account and a bit of lending experience, you can access the online, fill-in-the-blank templates to create your own set of documents. 

Where people went cheap with online brokers, many of those companies just did not have the resources or expertise is seemed in many instances to handle claims.