Just a short conversation with a mortgage pro, attorney or insurance broker can be extremely valuable - they will often teach us things we wouldn't know to ask about ("you don't know what you don't know").We also have to be careful about "irrational exuberance" and consider the potential downside to the markets. 

I don't want to do it much longer than it would take to teach a crew the standards of how to do it either!

Those courses don't teach you how to be an agent, how to prepare the forms or anything about the business. 

@Adriana Vergara a couple things: 1) don’t cash out your IRA to pay off debt as you are effectively borrowing money at 40% interest (10% penalty plus your tax rate). 2) take Financial Peace University which teaches the debt snowball (Google it) 3) Focus on increasing your income 4) Read the book Set For Life by Scott Trench 5) After you are debt free consider house hacking

As my daughter got older, we started doing more investing and we even include her to teach her about investing and owning a business.

If there's any confusion here let me know and I can certainly square it away.Not only is the delayed financing exception extremely limiting but it's also difficult to teach if you aren't working with in all the time. 

The top ones will be too busy to teach you and the new ones wont have enough knowledge. 

In fact, the very pushback I receive from some prominent gurus, especially those who teach owner-financing is the huge tax impact: just imagine, Michael, how much taxes I would have owed under your approach over all these years!

If you had to take all your knowledge and experience to teach your young eager 18 year old self in 2021 what would you do?

I'm definitely willing to put more work in by managing the rehab process or the property but I just don't have experience doing this yet so if my partner is willing to teach me then that'll be great.The whole reason for this process is so I don't have to get into a contract with a seller without the actual means of executing it.