. :)  And well i just dont drink coffee other than early morning..

I deal with PLENTY of Boomers & Greatest Generation folk who certainly do better when the outreach & drip approach is human and via the phone.

And, while I drink from the firehouse, I defintely have it in mind to simply slow down and keep learning before deploying dollars.

There are plenty of houses in Baltimore that are in better shape that you could fix and rent. 

Now you have plenty of security...lost your job?

Quick note about the surrounding Baltimore area - there are plenty of ways to househack, however multifamily is not as common in our area than in others (as often discussed in BP books, podcasts, and forums). 

As for the retrofitting plan, I can see how it can work but there's plenty of opportunity for shoddy workmanship and fraud in things like that.

@Billy Zhao $500 should get you plenty of books, I recommend The Millionaire Real Estate Investor by Gary Keller and Never Split the Difference by Chris Voss.

There's plenty of inexperienced wholesalers out there that have no idea what they're doing, with no desire to become better.

There are plenty of drug dealers out there with no criminal record.