Its way easy to burn through 30K.

Think of prices now vs 5-7 years ago.I like Dave Ramsey, too, but long-term fixed residential mortgages aren't what burned him. 

We got burned once, so now we use the holding deposit. 

The first time I flew out to Cleveland I had cash in hand (actually the bank) and was ready to deal.... silly me.... thinking I would be taken seriously out there.... apparently too many agents have been burned by tire kickers from out of state that are “cash buyers” that end up doing nothing.  

@Mario Morales One thing also to consider as I have been burned on it, if you are not going to get permits and keep glass block windows CHA or HACC will not consider it a bedroom without having ventilation. 

Ummm, these "download" suggestions are nice and cheap and all, but you want a free contract that is enforceable.Join a rental owners association with attys on hire that continuously review leases in light of the current law.Use a 5-year-old free one and odds are you'll get a tenant atty that'll burn you.TLDR - Don't cheap out on real estate, cheap is the most expensive path usually.

Have you been burned by it?

I was burned by my last tenant (and really, my own decisions) because I think I allowed some things to spiral out of control.Rent-wise, no exceptions -- due on the 1st, 3-day grace period, eviction path starts immediately following the grace period.But what do folks do about property visits, inside and outside? 

Not a traditional REIA (there is no shortage of those in SoCal) but more of a clearing house style meetup where borrowers and lenders meet for the one specific purpose.Actually, the more I think about it the more I can see a lot of folks getting burned, both borrowers and lenders.

My 2023 goal is to partner with someone(s)on a ~500-acre village in Tennessee (willing to consider other states if the land is right) by the water consisting of: A-frames, tiny homes, glamping tents, and treehouses complete with amenities I have come across on my travels: zorbing, zip ling, outdoor movie theater complete with stationary classic cars and space for outsiders to bring their vehicles in to park, above ground shipping container pools with see through plexiglass, lake blob, monthly mini burning mans, pool/sand volleyball, outdoor music venue, drone racecourse, 3d print stations, planetarium, and other ideas to get people to "stop the scroll" and provide the most unique experience imaginable.