This is why I always say arbitrage works, and like yourself, with the right research and discipline it's very very doable!

Real estate isn’t just numbers on paper; it’s about people and their preferences, which can be hyper-local.Your insights reinforce the importance of disciplined investing and doing the homework to understand your specific market nuances.

@Joe S. we do something with our kids that helps them get the discipline and investing mindset.

Not one dime went to overhead in our Charity each person and their discipline donated their time and money to the Mission.We then went about raising the 200k ( which was much tougher than what I thought) I spent 2.5 years on BP giving advice on PM's in exchange for donations.

The individuals I've met along the way that are really good at real estate are analytical, level headed, and disciplined.

I know people that are really good at their trade (plumbing, cleaning, electrician, etc) but they don't have financial discipline, they don't know how to market, they suck at customer service, they don't use tools to their advantage, etc.Cody Sanchez (lady in the video) buys different types of businesses and makes them profitable by applying basic business disciplines.

Alongside my studies, I’ve had the privilege of competing as a Division 1 hockey player, which has taught me the value of discipline and strategy—qualities I’m excited to bring into my real estate journey.I’m looking to purchase my first investment property in the U.S. with a budget of $250,000 to $350,000 in cash.

I was 37 when we got started for all of the reasons you stated and I lacked the knowledge/discipline that I would later find.

Given your background I expect you to be pretty disciplined in that task. 

Know your market, stay disciplined with budgets, and build confidence with each deal.Best regards, Stevan