I signed up for Bigger Pockets Pro hoping i'll be getting Stessa Pro which sounded like a fantastic deal to get both but I only get Essentials which doesn't meet my needs.

I control all the money and pay all the subs directly.. that's how we got in trouble the first time GC not paying subs..

Your investment is secured by the underlying property. preREO is a new, very creative and now proven format for local real estate investors to obtain control of a property before it goes to REO where everyone will have access to bid and drive up the price.

I would like to be in control of my money, so I have always gone with the highest deductible posable and maximized cashflow.  

Section 8 tenants can be fantastic renters if screened properly.

My dude, this was the most fantastically detailed response!

It’s fantastic that you’re diving into real estate investing.. especially multifamily properties, which can be a powerful way to build wealth and generate consistent cash flow.

It's a fantastic strategy as long as you still have your HELOC, buy during the last downturn, one of the first things that banks did was to shut down HELOCs.

I am more likely to take a risk, but i suspect when my husband is out from under a controlling baby mama, he won’t mind a little risk either.I love Texas, try to vacation there often and my husband is aligned with Texas farm property as a ten year long term goal.I’m also passionate about the trades and if i could do it all again I’d be part owner of some kind of builder or remodeler or specialty trades business. 

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.