Several months ago I got really into learning about real estate investing and have become obsessed.

You have to deal with several external entitiesa) Title search companyb) Lender ordered appraisalc) Home inspectord) Closing attorneyIn theory, everybody could do their job in 2 days but in practice it does not happen.

When banks stop lending to other banks, because they cannot determine with any level of confidence which assets on balance sheets are really worth something, and how much, OK that is not a cyclical market correction -- that is a broken market system.There was a time in late 2008 when some big names like CAT and Deere and Honda and Toyota and others like them were unable to obtain debt funding for their financial services captives for a period of several weeks. 

@Michinori KanekoBased on my experiences, multi-family is the better way to go based on several factors. 

There are several places, like "coolhouseplans"

I like that you're thinking about several exit strategies and ideas.

What wasn't mentioned is there are several cities in the state like San Marcos which requires a general contractor to pass the national ICC's contractor exam which can be taken at numerous testing facilities and is similar to the licensing requirement in a lot of other states.

It's not in my current lease, but I will have several units open over the next month, so it's still an addition to my lease that I might want to add.

They stopped responding to their lender and agent for several days and the deal fell through.

My mom cant work at least right now due to health issues.We have been renting a condo all the time but now since I know quite a bit of real estate I have been telling them that renting tnalthough it was convenient due to different factors it has also been a waste of money.