I’m having a hard time squaring that idea with the rising rate environment and fed steps.

The simple fact is these folks want to become small business owners in a complex and crowded environment that, due the SEC being the watch dog, has very little room for mistakes in some aspects. 

Several people who remain there build generational wealth and enjoy a thriving environment.

I am currently building a dynamic team of multifamily brokers, mentors, and fellow investors passionate about the world of investing and financial growth.I aim to create a collaborative environment where we can share insights and strategies and support each other in our financial endeavors.

BUT for people who want to start the mentoring environment can help get them over the line.I still remember the first mentoring group I ran many years ago. 17 people for 6 months.

He has constructed a great environment to thrive in. 

We insist on new members coming for free to make sure they want to be part of that type of environment.

Either get them performing or use the foreclosure sale environment to sell the property at a profit.Buy cheap vacant land and resell with seller financing.Use the money to get your RE agent license.  

While there are many products on the market which are designed to perform in line with yoiur general rule of thumb, there are others designed for colder environments.  

Great question @David Tipton,For the same incremental improvement in NOI, you get a much higher increase in equity in a low Cap environment vs a high cap environment.For example, a $50k NOI increase in a 3% area (Beverly Hills?)