Keep in mind appreciation is not real money. 

Keep in mind, I have steered clear of doing flips and have focused only on buy and hold.

As for government backed financing I do it after the loan is finalized but keep in mind it’s a violation of the loan and they could call it back.

@Lexi Teifke - As always, the theory like the theory, but in practice is what counts.The internal rate of return hurts my brain just to read the definition, never mind calculating it: internal rate of return on an investment or project is the "annualized effective compounded return rate" or rate of return that sets the net present value of all cash flows (both positive and negative) from the investment equal to zero.

How do I change her mind??? 

I will definitely keep that in mind.

I recommend looking for an investors group where you can network with other like-minded people and accelerate learning.

Mind you my market is LA.

Keep in mind, it is seasonal, short term and you will most likely have to require parents signature and a larger deposit to back up these tenants. 

, THIS is the episode that will change your mind and show you it IS possible, even if you’re not 20 years old.Listen here or on your favorite podcast app.