The beautiful thing is... many cities/counties across the nation are VERY concerned with the "missing middle" in the housing market and are starting to warm up to tiny homes and other "alternative" housing options.My team and I are in process of developing our first tiny home community as we speak!

Or alternatively the OOS investor that is not a newbie who can purchase large unit counts (30+ unit apartment building could likely work for OOS).It is not an easy market for newbies right now in San Diego due to the high costs and it is my view that the zero appreciation markets have never been an easy market for the OOS newbies.

Am a newbie, with a career as A Professional Truck driver.

HappinessSeven Ways to Get Startup CapitalDealing with FailureDealing with Age/Height/Being in Prison/Ill HealthFive Suggestions for Finding a Supportive SpouseDealing with Procrastination/ Windfalls/Falling in Love/It's-free OffersWhat Not to Talk about When You First Meet a Potential SpouseWhat to Disclose on the Third DateChecklist of Personal Habits for Success • How to Dress • How to Talk on the Phone • How to Make Eye Contact • How to Shake HandsLearning Skills in NegotiatingInsurance–What to Buy and What Not to BuyThe Hard Task of Making Decisions That Close off Alternatives in Your LifeLeading a Balanced Life and Still Retiring in 24 YearsNine Barriers to Financial SuccessHow Wealth in a Society Is CreatedOvercoming the Psychological Barriers to Sunk Costs–Deciding Not to Continue Being a Dentist.This book is written for 10th grade through adult. 

I will definitely consider alternate sources and work on messaging.

@Jim FroehlichThe "free" Solo 401k plans offered by brokerage firms will not allow you to invest in alternative investments such as real estate, notes, etc.

Make sure you are accounting for future Cap ex as well as that will hit you like a truck if you are running on such thin cash flow each year (you will need a new AC, roof, etc at some point so you have to set aside for it now). 

Alternatively have your realtor get 10k off the selling price due to no permit and forget about it.

You do still evaluate the deals as always.The alternative is to vet every single deal sponsor/operator and work directly with them.   

An attorney can get fairly pricey, so is it worth it to spend the $300 for a very well done contract or are there alternatives?