If you are not able to run your own numbers, you are gambling not investing.

keep in mind most investor on BP of course like to regurgitate this mantra" I am a cash flow investor  Appreciation is gambling "  LOL  not sure who coined that term but it sure is prevalent on this site. the stuff I am funding for others rents are more in the 700 to 900 range.. from what I can see..  

https://www.wdrb.com/in-depth/...

Now I had just had a newborn at the time and quitting and betting it all on that career path was not something I wanted to gamble on my family's financial future.

Frankly, I see everyone who owns a rental in California just gambling with their future.

Buying and rehabbing used homes can be a gamble - I've placed some that cost as little as $10 - 14k for buying, relocating, rehabbing, renting, etc.

So it's a bit of a gamble in my opinion as opposed to hard money loan,  and you better make sure you have extra good deal.

As long as you don't squander it gambling or getting new cars you would be much better off IMO.

Personally, I don't like to put my money into something I can't control - yes the stock market has been great, even during COVID, but I would rather put my money into something I can manage (even if not 100% due to moratoriums and zoning risks) versus a stock that I have no control over and is basically a legalized form of gambling. 

If you invest leaning towards appreciation that’s more like gambling in my books.