I lost another $1000 in inspection fees but should get back $2000 earnest money deposit.

Also, I like mentoring a few people interested at times, but find it very frustrating.

@Chris Mahoo many new investors don't take the time to properly understand RE investing.1) Many are using approaches from 2010-2018 when Class A property prices were so low from the Great RE Crash that an investor could cashflow and get pretty easy Class A tenants to manage.2) If you look at what investors were doing before 2008-2010, most were buying Class B & C rentals.To make it worth while, an investor either needs to Fix & Flip or invest & hold rentals for 10+ years.- Over a 10 year period cashflow will increase as rents increase (rents typically rise faster than property taxes, insurance, etc.)- The property should be appreciating, if purchased in a good location, increasing the owner's equity/wealth.- Rents will be paying the mortgage off, increasing the owner's equity/wealth.- If you hold a rental until death, you can pass it on with a stepped-up cost basis, limiting captial gains if then sold (limited by inheritance tax limitations).Too many newbies on this site trying to replace their day job income via "passive" real estate investing w/o digging deep enough to understand how it really works.

What would you say to the first time investor looking to buy, rehab, rent, and refinance in Dallas?

Honestly I think most buyer's agents don't/won't do it.I think in 95% of the cases a FSBO seller could not put together the info I do for the appraiser or would even have the first clue as to what or how to do it.It's not rocket science and maybe not really brain work, it's just access to the info.For example there are neighborhoods where I've sold the same house 3 times. 

Often the best risk, hassle and tax-free approach is to pay down debt.If you have a car note, credit cards, etc pay those off first. 

We only lend to experienced rehabbers who have been doing this full-time and locally.

But if the new investments will only barely cover the extra cost of borrowing, it might be better to find other ways to access the equity or just wait for a better time.

The first was a $10M historic property in Downtown Denver that was truly unique due to its location and age.

Do you have first-hand knowledge or experience with these businesses, or are you just looking to stir up trouble?