Second: writing off the full cost of a new car is badly overhyped.

The cost of the right advisor initially is a lot less in the long when you pick a bad advisor.

There are also a lot of people out there that will hate on getting coaching, some due to the bad actors I mentioned, but some due to a commitment to do everything themselves.

This is bad from an inflation standpoint.

I had a pretty successful career doing that and made good money but, it was not my passion, I love real estate and everything about it the good and the bad.

Better still, the recessed handle trim is visibly chipped (stands out as bad.) 

It's not so bad when you only have one property but with a portfolio of properties, it can take up a lot of time if they keep switching all.

Even open houses on occupied rentals are a bad idea.If you want the highest sales price possible, you will have to list it on the MLS. 

I talked to numerous California investors in real life and phone/Zoom calls who have lost money in far away OOS markets, mostly Midwest markets (e.g. repairs, capital expenses, bad tenants, properties vandalized while under renovation, evicted tenant stole all the appliances, property managers with high fees or overcharging for repairs).

Almost every partnership fails and many end like a bad divorce.