Right now if I were you I would focus on two things: how to earn more money and save it and who can you help in the real estate game that can teach you.

Most of what these big box companies tell you are half truths. 4) Focus on relationships over sales production and you'll actually build a career and not buy yourself a 9-5 expense monster. 5) Keep your overhead low.

Also one has to look at what your trying to accomplish are you trying to replace your current job / income with changing careers into being a full time landlord.. or are you simply investing and building a long term portfolio  kind of like Day trading or just set it and forget it stocks and other passive investments.  

It will be a long term rental that will create tax free money inside my IRA and tax free when I withdraw it in retirement.I tend to agree with the appraiser,  If I look back at my career in real estate which started in 75 ish.. market ( at least in Northern California) tended to go in 10 year cycles.. but each cycle interruption was caused by something different..  1.

Although, depending on your life style, you might need to have at least $1mil invested in dividend stocks to earn enough passive income to live comfortably. 

A MarketWatch report posted the following after an earnings update from Home Depot:"The company said the reason it was able to pass the big increase in prices on to customers was because demand has kept pace: “When we bring the product into the store, it sells.”Our lumber suppliers have dropped prices and we're buying from those sources versus the big boxes.  

The ATR requires the lender to establish historical earnings with enough support the income will continue for the next 36mo.

Getting the contractor is easy thanks to the nationwide database of contractors who can earn an accreditation after completing a 203k education/vetting process.

They wanted to do a appraisal now to get the home equity line, now, so that when I start earning a income there will already be a down-payment ready for a home purchase.

So with all that information I guide them to the best property to make sure that they buy a property that can earn them money day one and one that doesn't have the potential for them to LOSE money on their first investment.