You can EASILY pass several million to your heirs tax free and avoid at least a $1M in taxes if you spend anywhere near 20 years investing in real estate. 

There's a specific forum for House Hacking.You'll want to spend some time reading through there as it's a common topic.

This means you wouldn’t need to spend time managing properties or building a team, which is perfect given your time constraints.

It feels like the first week of the month, I spend chasing down payments to make sure all of my loans are paid, even though I have everything on autopay. 

Even completely self-serve laundromats require daily cleaning and light maintenance.As far as time costs, expect to spend time each week troubleshooting equipment issues, routine maintenance, cleaning, and handling customer issues.

Class C stay indoors, don't answer the door for solicitors, and don't spend a lot of time with neighbors. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Lack of down payment, lack of entrepreneurial personality, low tolerance for risk, looking for the magic key that fits their desires, just want to learn, sold "Castles in the sky" with a gibberish of disconnected statements that while true in a plethora of instances do not add up to truth in any one instance, fear of failure meaning not able to take a financial loss without going into poverty, never told up front how much money they will need to spend to buy the investment in addition to paying for the class.

A client of mine recently invested there and raves aboutt the ease of finding solid contractors who stick to the budget.One piece of advice: before jumping into any market, spend time understanding the local economy, demand drivers (like job growth and population trends), and the landloard laws.

There is still a risk: You do not have the right outprice and lose money, your deal goes south due to unfound things when you bought it, then the rehab phase brings them up, and you spend more, and the market changes, which is something that can happen on a moment's notice.