The investors with the most units and most experience could just as likely be in flip flops and a Jimmy Buffett shirt as jeans and a polo.

You have to buy right, know where the market is headed, know ALL of your expenses and know what your various "outs" are before you commit to a property or you will lose your shirt.  

There are many ways to buy cheap elsewhere but still lose your shirt. 

I implore you to do one of two things...1) find a partner that's been there, done that, and bought the tee-shirt so you can learn the ropes with someone who knows the pitfalls or, 2) start with a single-family or duplex with the guidance of someone that knows what they are doing.

Take the shirt off their back to pay for the damages...but not anymore.

I think the shift toward risk-on assets is lowering demand for safer investments like T-Bills, especially as investors look to outrun inflation beyond what CPI numbers reflect.

If you can't get flexible terms to get the deal to work, then you lose your shirt on losses.

No paper towels, no "flushable wipes", no dental floss, no hygiene products, no tee shirts (real example). 

Long term I think you end up losing your shirt here, so if you can get out without too much damage I'd take my lumps and move on.

This couple also made it through the pandemic shut down and didn't lose their shirt.