The potential is tremendous and the risk is relatively low, but few seem to latch on the work to get them setup.Cheers!

That's a tremendous amount of your hard earned cash to spend, and the market is tough right now. 

Survive for a decade and watch your net worth grow tremendously.

you are right on both counts - it is saturated and there is tremendous demand within all asset classes / niches, AND real estate is constantly changing hands and there are still deals out there. 

there is tremendous demand for inventory by both investors and retail buyers which is making it tough for the casual investor to succeed.it's great that you're thinking about getting your financing in order. 

We've put in a tremendous amount of work to make the RTR Academy community and education as beneficial as possible for investors of all experience levels. 

 @Bryan Maddex tremendous advise.

However, with Software to make it easier to manage properties efficiently has helped tremendously.

What helped me tremendously in the beginning was to sit an open house every weekend.  

cash flow has just been hit hard everywhere with the rise in interest rates. the properties in my portfolio that cash flow the most are at interest rates that it's not possible to get anymore - low 4s - and somehow there is still tremendous demand for properties that won't cash flow or break even, which is what you're finding.based on what you've said about your current situation... i don't have a good answer for you.