What advice would you give a 21-year-old looking to start investing in real estate? 

If your certain you are doing this I would recommend just doing a cash out on your properties, around mid 7's.. having the funds available and put them into a savings account earning 4-5%..

I'm just starting out in wholesaling.

I’m not sure why it hasn’t started to gentrify with its proximity to the West Loop etc.

Tell them you want a 7 day inspection contingency.I'd have my GC (who you really need to find first, vet them, meet with them, feel them out, ask for referrals, look at their work) walk through and take pics and start formulating the costs.The ARVs can be pulled for you by an agent. 

Sharing some info from two sources this weekRegarding states looking to strengthen seller financing licensing requirements and court decisions for those not licensed:First from Facebook group school of sharks:Hey guys,TX Dept of Savings and Mortgage Lending has some new rules that are expected to go into effect January 01st, 2025.

Before I started out a decade ago, I tended toward books and information. 

Or it is just a bad decision to start investment this way.

The moment folks starts testing new markets because Memphis "Isn't working out" is the moment all the deals reveal themselves!

About 1.5 years ago, I purchased (conventional loan) and have been living in a 3x3.5 townhouse with a family member (brother) in a first attempt to start building equity through a house hack/BRRR strategy.