But let's be real: the cash flow you can currently squeeze out of properties is barely enough to keep the lights on and do some maintenance while you watch equity grow.The worst advice we can give a newbie is to keep hammering "just find a deal where the numbers work" and thereby pushing them into low-income neighborhoods with run-down housing stock and management challenges that most seasoned investor run from.I absolutely encourage young investors to buy real estate, but look at it as a long term INVESTMENT, which means you are putting money in, not taking money out.

Since you are just graduating college you may already realize that it's not what you know, but who you know (as a personal note, I had college friends that were barely passing their classes however they ended up with really good paying jobs due to "who they knew").

Same with another listing of mine that closed last month, we increased the price from $1.25m to $1.29m - the buyer came in with a FHA loan, they had barely any cash as well, their loan was 0 money down. 

Actually they use only the bare minimum to build modular homes, with the exception of 2x6 walls which is common in mods.

The place smells bad and there is barely any space to walk.

DSCR ratio barely above 1. 

As things stand those who sent them money might get back the bare minimum return if the asset sells one day.

Apparently his books and courses barely broke even for the first few years.   

Also the DSCR ratio at 7% cap rate is barely above 1.

If the ADU actually costs you $500K, it's barely worth it in terms of cashflow.