Interest rates atm seem quite high so will ride this out a bit longer (and ratios will continue to improve over time.) 

Leveraging a property in todays environment of high interest rates will not get you cash flowing. 

@Jason Baker I attended the University of North Texas in Denton, Tx shortly after high school.

You have a lot going on and if you had a 457 you were a highly compensated EE.   

This year is slower than normal because mortgage rates and home prices are so high.

On the flip side, if you've got a bunch of Section 8 tenants living in a building that's in a neighborhood where a lot of the tenant base has good jobs, high credit scores, and are generally reliable people, you've got the most risky tenants in that tenant base and that ain't what ya want.

First, most investors and owners of real estate related businesses are in one or more of the following situations1- they’re unable to duplicate their expertise that drives the ROI and they are at their personal max capacity as to time2- they’re obtaining high ROI by use of excessive leverage 3 - they’re obtaining high ROI by taking excessive risk4- they hit correct timing in the correct market, and this is not necessarily repeatable with any probabilityIn order for an investment or business to scale, we need the ROI (on a risk adjusted basis) to be sufficient to cover a PREMIUM risk adjusted return to passive investors; all expenses of managing the assets and the business, and a significant return to the “sponsor” providing compensation to him making the work, risk and time worth while. 

I am a complete rookie zero experience, zero properties and highly determined to get into multi-family investing.

Existing deals will instead be saved by NOI growth driven by rent growth--if you have the staying power to hold on long enough.Supply:  High deliveries remain today mostly because of "hang over" from projects that are taking longer to complete than developers (and industry analysts) expected. 

And for sure I highly doubt those that teach the common wholesaling techinques are not up to speed with all these new laws in all the different states..