well I do plan on purchasing a duplex as my first investment and once I complete my Real Estate License during the time of my service I hope to be a lot more knowledgeable and approach SFH's to BRRRR but yes I understand!

This deal leveraged strategic financing, value-add renovations, and market knowledge to deliver a strong return.

I am looking at a 5 unit building that I want to do a condo conversion on. 4 units would be vacant 1 has a rent controlled tenant in there who does not want to move. I would owner occupy it so I don't know if I have a...

However, the reality is that a tenant can break their lease at any time by just not paying and the owner will lose that income; so a lease is just a false sense of safety. 

I want to ask ya'll seasoned investors if you were starting out today where would you start investing with all the experience and knowledge you have now?

Ultimately, it's all about the right balance—staging should always be tailored to the home and the market it’s in, which is where working with a knowledgeable agent really makes a difference.Would love to hear your thoughts as well!

If you’re referring to the “newbies” with $10k to their name that watch a video by Pace and get excited and pay for joining, go out with their last $5k and do a sub to with a “desperate” homeowner without revealing all the possible consequences (because they are unaware of the consequences through lack of experience and lack of knowledge and or choose not to inform the seller) then I agree, it’s probably going to turn out badly for all concerned.If on the other hand you’re referring to a seasoned investor with excellent credit, significant cash reserves, who wants to add a property to their portfolio without going through loan qualifying, and can pay enough to give the seller “walking away” money because of the low existing interest rates and or, and is dealing with a informed seller, then I find nothing wrong or negative about the transaction.  

Thank you for the absolute TREASURE trove of knowledge and selfless peer education provided on this forum. 

I would do what @Mike Grudzien says and talk to a knowledgeable attorney on this.

Have invested in ABQ with first purchase in 2020 - and that was based on my knowledge as a film/TV friendly area and affordability.