I’m a Realtor living and working in a tiny town with super expensive real estate with less than 10k homes total.

Start a business that produces cash flow. 

You don't part with any money when you produce POF.

SupplyLas Vegas is unique because it is a tiny island of privately owned land in an ocean of federal land.

Links to your three other posts on this same topic so readers can see what's already been discussed:https://www.biggerpockets.com/forums/61/topics/551577-backyard-homes-produced-in-chinahttps://www.biggerpockets.com/forums/617/topics/551580-china-built-backyard-homes-socalhttps://www.biggerpockets.com/forums/61/topics/537480-tiny-homes-produced-in-chinaThis sort of house is an interest of mine, though I'm more interested in building them on-site with a 3D printer and local materials.  

Rehab costs, holding costs, and the ARV will be the largest cash eaters or cash producers with this deal.If you underestimated the rehab (both costs and time) and overestimated the ARV, you could be underwater very quickly. 

That is a lot of money but it is also a lot of time.Now let's say that rather than providing one on one coaching, the coach becomes a guru and try to leverage his time by producing content.  

I know in my tiny village three business owners recently received grants $100K (think they match) for outsideimprovements (windows, parking, roofing, patio)  Must be nice; that's what I want! 

It is not that self storage is a bad industry right now it is the skipper running the cre. a great manager can make a poor location produce!

Since you were an athlete, going into the 9 to 5 will seem even worse, but if you don't have the capital now, the 9 to 5 is the best way to keep producing capital over the years to fund more and more until you can match or exceed your work income with investment income.