Am I doing something wrong when it comes to determining the current value or even the arv of a home?

Especially a great GP team...can't go wrong with the BAM Family IMO.

It is a tough market and there's nothing wrong with taking a breather and waiting for things to stabilize while focusing on savings and education.

It can be painful not knowing and making the wrong move!

And that my friend, is why my 1.2M is legit sitting still lol Dont want to make the wrong decision! 

But maybe I was doing that wrong?  

Don't get me wrong, there are plenty of terrible landlords out there, but deciding that you are victim of life's circumstances certainly won't improve your situation. 

What can go wrong?

They have have done a great job outlining all the possible things that can go wrong and what  can go right.  

Nothing wrong with partnerships - I have used one to scale way faster than I would have on my own because he brought skills I didn’t have - but if you can do a deal on your own first to get a better understanding of the entire process it may help you identify what you need from a partner and what types of things should be in the operating agreement.As for the operating agreement, be sure you sit down with an experienced attorney who will help go over the dozens of scenarios that may come up and how you would like to handle them.