It really depends on so many factors - your time, the purpose of the license, the fees involved, the TIME, the TIME, lol, I started as an investor and became a realtor later but not really to benefit my investing, more as a career that works well with my mom and investor lifestyle.

Real estate is about lifestyle and then money.

Using a cash value line of credit also enhances returns because it lowers the taxable income of an investment. i.e. if you borrow at 5% and your investment makes 10%, you are only paying tax on the 5% net gain, not the entire 10% gain.All of the pros and cons of this approach have been debated here...https://www.biggerpockets.com/forums/519/topics/245380-paradigm-life-infinite-banking-whole-life-insurance?

Maybe you could each work so part time easy job to supplement your life style for a while.

This sort of factor enhances the scarcity of properties which is what leads to their heightened values, desirability and, over time, appreciation in rents.

They have absolutely no problem signing a false affidavit saying they couldn’t because of Covid Their affidavit's will reflect their lifestyle. 

I am financially stable and can easily afford my student loan payments and everything else I need for a very comfortable lifestyle to be honest.

When my passive income is 100% of my lifestyle expenses I'll maybe take these risks, but probably not.

Financial freedom requires a passive income that meets three requirements:Your income keeps pace with inflation: Financial freedom is more than just replacing your current income; it's about maintaining your current lifestyle for life.

Enhancing my investment, not destroying.There are a number of different return metrics, IRR is one of them.