Scaling up is a big leap, but breaking it down into small, actionable steps—like building a deal pipeline or starting conversations with potential investors—can help keep the process manageable.I’m based in the PNW (Seattle), so if there’s anything I can do to help or if you’d like to collaborate on deals in Washington, feel free to reach out.

Since your metric is modest cash flow with long-term appreciation, focus on neighborhoods with a history of steady growth and tenant stability.As a realtor, you already have the skills to analyze deals—so trust your instincts and take action!

What would be a good actionable for you now is to visit open houses in areas you think you like and starting talking with Listing Agents at those homes.

I also got involved with a builder in Florida who has yet to produce the first of three houses they're contracted to build, which was a major hit to my available funds as well, setting me further behind.I also figured if I fell a little behind in saving (18 months instead of 12 months for example), I'd still be making progress.

Both land investing and multifamily are great but what's best for you is more important.Land has no cashflow and is speculating imo too so personally it doesn't fit my investment thesis of buying property that produces cashflow.

So far, I think one of my biggest lesson on 2024 is that I finally I decided to take an action and started looking for my first real-state property. 

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return.5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to the value added by the ADU, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

The initial action is more like a lis pendens in function I think.

And keep in mind that the rate on the 2nd lien will likely be 10-12% so depending on the cash flow it might not actually yield that much cash to you at closingMore importantly, it's just more debt so ultimately it sounds like you need an income-producing event to actually improve your situation and avoid some of the consequences that you mentioned

Interestingly I don’t see any legislation or legal action against REAL wholesaling, which is purchasing a property at a wholesale price and immediately selling it a a retail or higher than wholesale price.