I worked for gov-mint contractors for a long time and it does not surprise me at all that there are studies like this...unfortunately!

The potential side income from retail deals would be nice too.Speaking with other agents who started out part time while working a full-time job, there's also the big cost in terms of the time spent studying the materials, preparing for the licensing tests, and continuing education.

Do some study about sandwich leases.

How long did it take you to study for the California DRE Agent exam?

I am starting my career as a real estate investor after over 4years of studying investor strategies and operations.

I think the main thing is to get around people doing what you want do to, doing your own studying, and becoming financially/real estate literate.

HML are hard - too hard for me -  When you get a great deal and you really want to hold the property - maybe a short term HML is the way to go  until you can get some "soft money".If you intend to flip the property - do not buy it..... instead  CONTROL IT with a skinny contract of sale - with all the necessary clauses in it that will benefit you and the seller.Make sure you have lots of time - use "banking days", study periods and delayed settlement terms.I think it is unproductive to use a HML for short term flips -Once you get a property under contract - start immediately to find your end user - your assignee the smart investors who can understand a bargain when one is presented. 

Im about half way done with my FL studies.  

Since I am new to REI, I figured the best way for me to learn all about Real estate and investing is not only studying and listening to the BP podcast, but looking for a job in that field.

The lot is finally almost enough to cover that balance so I can sell it.I regrouped, studied up, and purchased another property 8 years later.