Hold a class at the local library, community college, or worship place.  

I saw one recently written about a certain asset class that is not doing well but this person was predicting it turn around very soon - which just so happens to coincide with their FB marketing ads about their new fund that is in that space.... 

Try starting small to get a feel for things without too much pressure.Classes and Workshops: Keep an eye out for construction-related workshops or classes in your area.

I am personally working through a few BRRRs and have several clients in the same boat.

As far as house hacking, Baltimore can be a good place, just stick to the a class areas, I’d expect to break even on a house hack and best, you might even be out of pocket a little.

32208, most of 32254 are low crime, C class.

You're better off owning one solid househack in the long term than a bunch of these lower class deals.

I was just taking a CE class on the market in Indiana yesterday. 

I was in a similar boat a while back, feeling overwhelmed by all the debt and unsure if an attorney would be worth the cost.

Also, in a mainstream asset class like value-added multifamily, I see no reason to take a risk on a sponsor that doesn't have full real estate cycle experience or that lost anything more than a small amount of money (and prefer no money lost).