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@Loren Souers I'd have to run the specific scenarios with the rates and fees, but if you're OK with paying the higher closing costs, the Mortgage 1 deal looks good, particularly if you focus on CoC returns.

I'd recommend focusing on properties that have been on market over 45 days in the boroughs and over 30 days in the suburbs.

If you're just starting, focus on free or low-cost resources to build your foundation, and consider mentorship later if you need personalized guidance or want to accelerate your progress.Good luck!

Another option is investing in real estate through partnerships or fractional ownership, focusing on properties that yield cash flow or appreciation potential.For long-term growth, consider diversifying into assets such as private equity, tax liens, or even certain types of real estate that offer both capital appreciation and income potential over time.

It sounds like you are circling the relevant issues with focusing on the material participation hours and clearing the threshold for either 500 hours or at least 100 hours and more than anyone else.

What are you focusing on this year?

In the end my portfolio is very small compared to most, so focusing on this strategy has worked for me, but might not work for everyone.

I'm not saying you can't be successful using this system, but why would a "guru" not focus 100% of their time doing deals rather than selling courses?  

These marketers would have the novice investor believe that the narrow focused “education” they provide combined with the “holy grail” formula (wholesaling, subject to, flipping, lease option, discounted note purchase, etc.) is most, if not all, anyone needs to become “independent” and successful, usually by month 12.