However, there's an obvious loophole to the claim because if you buy a house for 999K and then the value goes over 1 million then technically you're one of the 90% that just became a millionaire through real estate :) REIT investing is a much less active way of investing into the 11 major real estate sub-sectors, in the US we have 274 listed REITs on the major exchanges of NYSE and NASDAQ, and about 75-80 of them are not equity REITs but rather mortgage REITs, which I like to park cash in when 10yr yields are trending down to give me capital appreciation plus 14-15% dividend yields. check out alreits | Global REIT Researchto do more thorough individual research.

Each mortgage we have about 250k left on.

List price: 445,000.DP: 89,000Closing: 8900Total Invest: 97,900Projected mortgage: 2500Rent: 1700 per unit, 3400 totalTaxes: 42Insur: 263CapEx: 100Repairs: 100Vacancy: 100Total expense: 3105Cash flow: 295, 3.1% - 6.0% CoC return. 

This strategy balances tax efficiency with proper estate planning.

Yes it does, needing to keep the books and properties seperate for proper Tax Reporting and any 1099s you may need to file can be costly.

If the property requires rehab, the Realtor and/ or Mortgage Broker will suggest applying, for a FHA 203k Loan.

I am a licensed realtor based in Atlanta, Georgia, and I am currently working on obtaining my mortgage origination license.

NOTE: you have to live their 12 months due to mortgage requirements.

If they're delinquent after only 2 months, they're either facing sudden life changes or you did not properly screen them to begin with.

If you did not do a "wrap mortgage" or "mirror mortgage" to help them create "notes receivable income", they may need a cosigner to have enough income to qualify for their next mortgage.