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.  

I'm studying wholesale right now and looking for my master mind group to close my deals.

Plus, I had the 203k consultant do a feasibility study this week which was $500 cash out of pocket.