I'd like to get a few properties in my portfolio, continue to network and learn the game and then transition into finding, funding, rehabbing and closing my own deals. 

I wanted to get back in the game again but don’t have much in reserves that most if not all HML require.

It could take years of sacrifice and saving to get into this game and most people don't want to wait that long.  

It all depends on the work you/your clients want to do to create value and the overall game plan.

Table 1-4 is the Rollover Chart in IRS Publication 590 that can guide you.

Huge game changer for Investors

This my friends on BP is just the reality of Real Estate you have two basic methods One mom and pop keep their day jobs and start buying long term hold rentals as they can afford them and if they like it they keep at it..Two you jump in the game and try to make money transactionally IE RE Broker  Flipper Wholesaler MLO  leasing agent etc etc.. this also is a long term ramp.. what the Guru programs attract generally speaking is those that get excited think they can somehow buy a program ( any program pick one) and its going to jump start them to this mythical financial freedom everyone talks about..

Having the ability to offset their mortgage with an ADU would be a game changer. 

Very nice suburb area outside of Dallas and I'm very much ready to get in the real estate game!

I am new to the real estate game.