Just trying to see if everyone is like this where it is busy for a couple weeks then you get no motivated sellers/calls title issues break up deals etc and don't make any money

The property management will make or break you on the first day and most will churn you if they can.It all depends on the buy and what you are able to do with it - I have a $150k property in metro Atlanta that net rents at $1,500 a month (we only deal in net numbers) but I also have a $75k property (what we have in it with purchase & repairs) that net rents for $2,000 and will sell off for $150k.

My plan was to break down the owner's address by ZIP and spend a Saturday going to each ZIP and door knocking.

After the first 2.5 hour session, the instructor let's you take a break for about an hour.

They were 6 months in to listed and were paying a mortgage on this but did not have any money. after 6 months listed the reduction to the price left them at breaking even point. they started at $85k and removed the listing at $65k, they paid $35k and put $15k in to it(total of 50k).

I think moving into a duplex is a great move, but we'll definitely need some more information to really break things down:What are the property taxes?

I'm buying and selling 20-40 properties a year, maybe I break 1,000, maybe I don't.

Obviously that would break the predatory lending rule of an annualized 18%.

I really do not mean to whine and complain, But I am exhausted.I love where I am, Sometimes I am actually helping people build "retirement funds" or wealth and real estate knowledge, while learning for myself, but right now I am barely breaking even on the investment of simply getting my real estate license, much less marketing expenses or the time/lack of sleep I put in to this.I am learning about market trends in specific residential areas.

Replace the cabinets now, find some generic tiles to replace the cracked ones before they break and have sharp edges?