I understand your situation—investing in LA at today’s prices makes it tough to find solid returns.

When you sell, interview as many as you need until you feel very comfortable with the one you decide to work with.real estate is a big investment, and for me it's long term, I don't want to have buyer remorse because someone isn't as knowledge as I like.when I was younger,  I was more willing or less experienced,  today I want the same level of knowledge as I offer when I help someone with their tax planning or when I prepar their taxes.....Show me your high level of knowledge,  you are hired.

I pull pretty solid lists, I find a lot of my deals off market, just thought I could reach more if I have a few full time callers on the phones.While i'm at it, how are you guys finding good deals in today's world?

Alternatively if they all love the deal, that's also likely a good sign.You can get a dog of a property in a crap neighborhood that will yield a 13.6% gross cap (not saying yours is), but that certainly doesn't tell the whole financial picture of how the asset will perform.

My goal is to have financial freedom so I can eventually quit my 9-5 job and use my time to spend with family and do things that excite me.

Assuming the financials make sense to do this of course.  

And, FMV on 1/6/25 is not FMV today because now you don't have a lot in an established neighborhood, you have a lot in a disaster area which comes with the challenges I listed above.We built about three dozen "fire lot" homes after our fire--all lots acquired off MLS or from owners that came to us (we didn't market for lots), and not at a price that anyone would call a "discount". 

Building a strong financial plan, researching markets, assembling a reliable team, and having an exit strategy are essential steps to success.Good luck!

Fourplexes in Georgetown today easily top $600,000+. 

Best part is that unlike the old UPREIT that triggered a tax if the initial property is sold, today’s structure is immune.