@Shawn Ackerman I guess I should have clarified, that institutional and very wealthy investors are ok with 3% returns.  

I'm with @Brent Coombs.I love the idea of leveraging the BRRRR strategy in order to generate wealth. I

The last one has made me decently wealthy for someone my age.

It was about this time last year that I discovered Bigger Pockets and found what I was looking for - a way to escape the boring, restrictive 9-5 life while doing something enjoyable and generating wealth. I

If I read your post clearly you should steer well clear of criminal money, at least until you personally are wealthy enough to insulate yourself from association.

After my epiphany that every financial independent/wealthy person I know owns real estate, and a bunch of it, I've been set on a new path. 

As I study those that are wealthy, they often make more money during bad times versus good.

Keep in mind selling property can make you rich, renting out property makes you wealthy.

Again, the problem with this scenario is you CAN diversify but 2/3 of your wealth is going to be tied up in real estate DSTs. 

My loan officer keeps telling me the best way to build real estate wealth is to finance a home with low money down and then live in the house for 2 years, after two years buy another home with little money down and keep the first home as a rental property and keep going from there.