@Joe Splitrock  That was precisely the reason for my post.

Even though I trained them that due date is due date, My tenant moved in May 2109,it’s a year lease contract with 1st day of the month due, in June 4th, I got the first email from my tenant with explanation of  “unexpected expense occurrence during/after the move in” In their email they informed me that they  will be paying late with the late fee for the month of June and they paid after June 15 with the late fee, for July rent they paid a few days later of the gross period with late fee, August on time for June I was tried to respect their early communication and reluctant to file eviction on their next month of their move in.Now I am getting another email stating as follow “ My vehicle has been totaled (I am fine) and I of course am in need of another one. ….I am completely aware that it is my responsibility to remain current in bills, however I would like to take a portion of Octobers rent to replace my vehicle ….I will be about 2 weeks late and I am also aware that this will result in a late fee “I am careful what to respond; I want to have a good relation with my tenant and respect their early communication but don’t like the bad trend either.

@Alexander Felice That's precisely my concern.

Surely, I can't combat the "well, we live in a democracy, so majority rules," but these forums are meant to garner discussion, opinions, and therefore share ideas and possibly shift that opinion that feels it unnecessary to generate rationale for imposing additional law.If 99/100 people say that the speed limit of a particular road should be 23 mph, because there's no argument against it, then SURELY we should set the speed limit at 23 mph...Yes, there are best practices: slower speeds = increased reaction times, lower damage to vehicles/persons on impact, etc., but it doesn't capture the entire picture.

I've studied a ton of different vehicles, and my current thought is to start in small multi-families (duplex, triplex, etc.) and build up from there to learn the fundamentals as I have no background in RE aside from the studying I've done.

If a vehicle drove through your house and accidentally killed a tenant's pet in the process, the only thing you should be focused on is working with insurance to get your house built back to what it was pre-accident.

I'll also add that my husband and I are self-employed (last 1.5 years) so partnerships vs. loan vehicles are probably the better bet for us at this juncture.Thank you!

I think before you spend the next decade working your tail off, you might give more consideration to precisely what you'll do with all the time and extra mental capacity you'll have by not worrying about money. 

While I am aggressively contributing to my 401k and other market oriented investment vehicles, I have long thought of real estate as the second but equally necessary pillar in achieving my ambitions as it will provide ongoing cash flow as I work toward leaving my corporate position.This being said, my interests in real estate are focused on buy and hold, residential properties, largely investigating SFR but I do not exclude the option of small multifamily should an opportunity present itself.At the moment I am working toward saving capital as aggressively as possible, although for my comfort levels am probably another 12-18 months from having the capital I desire to get started, which I am comfortable with. 

You can also use leverage in the form of non-recourse loans to accelerate the growth of your IRA.If you understand real estate, you can definitely out-perform conventional financial product investing with one of these vehicles.