The workouts are brutal, but very rewarding.

But I think Andrew's story on this thread:https://www.biggerpockets.com/forums/530/topics/1199277-craz...WINS the current prize for CRAZY.

You are talking about this like it's a video game where you just can collect things for prizes and it all works out.

The small office is not stupid right.they now as yield goes higher for longer , risk/reward basis it's more advantageous to invest into debt/lending than equity.It's just math rather than trend. why in the world you one to invest to 11% equity if you could have do-nothing 9% debt lol

-Network at local real estate meetups.Out-of-market investing can be really rewarding and profitable if you plan well and do your homework.

If you can come out with $10,000 - $15,000 in cash, after-tax, in you bank account, BEYOND the amount that you will be putting down on the property (the 3.5% down PLUS $10K cushion), you are probably getting to the point where you can make a house-hack purchase where the risk/reward is in your favor. 

In other words reward failure and punish success.   

Your enthusiasm and dedication will undoubtedly lead you to a rewarding and prosperous career in real estate.

Then your getting 0% interest on the cards they get for you, which some come with rewards and points!

Keep your eyes on the prize, never stop learning, and be willing to modify your plan of action as you get more experience.