I lost money for many years in real estate, while my friends were enjoying life with their savings.

One of my best friends thinks I'm rich and while I may have more than she does, I she was earning more than me for a lot longer (I make more than her now) but she spent her money on $6K vacations. 

Board games can be worth it, but I'd keep it minimal - maybe 2-3 family-friendly classics.

The state that I live in is also not landlord friendly.  

One thing of encouragement is I have many personal friends and clients invested in Western and their values are up almost 300K with larger rent increases as well so I m hoping you have experienced the same results!

Handyman Contractor Insights: These will best come from interviews or referrals from social media (friends/friends of friends) that are retired contractors or tradesmen.

The people are super friendly and enjoyable.

Tenessee is another I was interested in initially since I have some friends that moved there and I hear nothing but good things.  

If you are considering this approach, I suggest you buy an A-class property in a landlord friendly city and get a PM.

For the personal side of things, I do a GoBundance Onesheet, which breaks my life up into Financial, Health, Relationships, Friends, Adventure, and Spiritual/Contribution.Happy to share either document with you if that would help Tonio!