I want to live financially free and I believe I can get closer to achieving that by investing in real estate if I can do it the correct way. correct me if I am wrong?

Success stories?

Currently own 3 rental properties in Philadelphia with success and have been considering with a partner buying beachfront condo(s) in Atlantic City.

@Jessica Gilbert I rent to roommates all of the time and have had pretty good success doing so.

This is always important and while rates and fees are important, things like closing on time, having the money available, appraising the property correctly, what their maximum "Loan to Value" is, are all going to be CRITICAL to the success of your transaction. 

Cash flow in desirable areas is not achievable to a newbie investor. 

I have 6 doors pretty soon 8. I 4 plex and 4 SFR. The 4 plex and 2 SFR are in a SDIRA the other 2 SFR are outside of that. I have a good bit of money in the SDIRA and a regular IRA i have trying to figure out a wa...

I generally get clients looking for a 7% or greater cap rate, but then I get a few clients that only buy if they are achieving a 10%+ cash on cash.  

The math on the property is similar for me; I shoot for ~$200 cash flow and >10% IRR which should be achievable as long as there aren't any gross issues.

Do you have any beliefs or habits that have helped you achieve success?