. - Single family homes to rehab and hold or to fix & flip- Loan is in your name not your LLC- Rates between 5% and 6% depending on credit score- 30 year term loan, fixed rate, no pre payment penalty if sold or paid off anytime- Example buy at 100,000 and add 50,000 for rehab = 150,000 means 15% down payment or 22,500- So the buy is financed at 85% and so is the rehab if you look at it that way- House will be appraised off a contractors write up of the work to be done and must appraise out ARV to at least the 150,000 to make sense at all; if not loan is not approved so a buyer cannot get into trouble in that sense with lender oversight- all work must be done by licensed trades people, not the own themselvesIf this sounds plausible I'm happy to answer questions.

@Justin Whitfield I’d first forget about FiRE status - it doesn’t really exist without large trade offs that you’re likely not willing to make.

Choose Your Real Estate StrategyRental Properties: Purchase properties to rent out for consistent monthly income.Fix and Flip: Buy distressed properties, renovate them, and sell at a profit.Wholesale: Contract properties and sell the rights to buy them to other investors.Real Estate Investment Trusts (REITs): Invest in publicly traded REITs for passive income without direct property ownership.5.

Where I am going with this is someone may trade a W2 wage slave job for a job of owning rental units to house people and their pets.

Start at home, do the maintenance work in your home, if something is broken and needs to be fix try to do it yourself before your parents call for a trade to have it fix .

I know this could mean switch to another job to keep learning my trade or taking courses on project management.

The result is that Sbux is paying $60 - $70 dollars in rent, but the market rent in the area is only $30 to $40 so an investor who, say, trades out of a small MF property into a Starbucks thinking they're getting a great "hands off" investment could find themselves owning a building that's worth half what it was when they bought it (or less, depending on what the tenant pool is to back fill it).

it seems like a confluence of factors have made it difficult to get started - there is lots of competition for deals, both on and off market; money is expensive; the trades are booked up forever; etc. 

Another option would be to trade or leverage another property for a portion of the payouts. 

Since you have your GC license, I would get the trades together and start building houses.