One of the biggest mistakes newer investors make is over-rehabbing houses and spending too much money on these low ARV homes.

@Christina VenegasIf you know the renter is problematic, why would you even consider making them a tenant?

I've seen many REI have a ton of equity, but can't pay their bills, and lose a lot of it, or even go bankrupt. 

But Focal is making more money than my kmart headphones.I would like to go into real estate on a focal level.So the question is: which niche market has the highest returns in real estate?

Some properties actually lose money each month but gain value through appreciation.

Quote from @Jason Baker: Quote from @Jay Hinrichs: when you say no fee,  no split.. how do you expect the brokerage to make any money ???  

The intricacies tax planning with a rental are worth hiring a professional, even if you just do it once for an overview. 

They've even called my mom who we don't live with anymore (but lived with at the time we applied for the loan).

I've come across some interesting niche strategies like buying small plots of land and slowly building, investing with a team/syndicatikn (if you find a good one), or even funding smaller infrastructure projects for commercial properties (e.g., electrical, plumbing, etc.). 

I bought all the courses that taught you how to do this with no cash of your own, trying to do simultaneous closings, double closings, finder fees and of course the infamous contract assignments.Those all work, but I always ran into credibility issues with even resi sellers.