I think a good start is to figure out why real estate, and what you want to achieve with it specifically.A good financial planner is worth their weight in gold.

Done right, yes, 100%, it should absolutely be cash-flowing at move out and fully leasing and if on analysis don't see that exit, than it's yet another over-priced BS scam of a "deal" trying to take advantage of the "gold-rush" too house-hacks.

Then I bought gold from the profit and made another 35% profit in 6 months on that. 

@Sean Dye Bruce is giving you gold here. 

I just feel like you have way more control over real estate than the stock market or gold or crypto, and you can’t have it in cash.

However, it means nothing to me because it is vital to your business to have your screening criteria set for your business before you get recommendations from someone else.

Typically when this occurs "the gold standard" aggressive lender lending policies change overnight & the loan officers leave.

I’m glad to hear ppl underestimate the gold that is my hometown.

While there's still opportunities, lots of investors jumping into what they think is a gold rush and are going to lose their shirts if they don't understand their local markets really well, ask questions about what's happening in the area, and show up without connecting with any local contractors or PMs beforehand.

In other words, never let you or anyone else utter the words, "what if we did this" (or any equivalent) because the answer the the "what if" part is always the same...cost overruns.When I taught this, I used to mention the 5 Golden Rules, of which GR #1 is very familiar:1 - Whoever has the Gold, makes the Rules.2 - If you like it, or change it, it costs more.3 - If you really like it, or make a big change, it REALLY costs more4 - If your wife/girlfriend, the equivalent client likes it, you probably can't afford it.