I should try that on my self as practice.

It’s affordable and super practical, and the people there are really open to helping newcomers get started. 

That’s not how most first deals actually operate, especially SubTo where the margin is in control + time, not instant yield.You’re double-counting downside.CapEx + repairs at full tilt simultaneously is rare on a 2006 brick house unless you know something the comps don’t.

Experienced investors can offer practical advice and share their experiences, helping you avoid common pitfalls.Understand Financing Options: Explore different financing options and find out what works best for your situation.

The rest of the expenses aren't terrible all things considered, but they could be better.Cook County just balanced the commercial property shortfall (empty downtown high-rises) on the backs of homeowners and multi-family by doubling their property taxes in many neighborhoods, which is what I consider to be the longer term risk of investing in this area.Again, not looking to acquire this one, just ran the numbers as practice and want to make sure I'm running the numbers right. 

That's why I was hoping I could start, establish a client base and not violate any laws regarding licensing before taking the next step.Can you tell me more how that would work in practice? 

While social media and online marketing often make the strategy feel hyped or overly aggressive, in practice it is a legitimate and highly effective tool when implemented correctly.

Same taxpayer on both sides, and the replacement should be held for investment.Best practical tipDo not let the exchange force you into a bad deal.

Learn your buyers inside and out so you know exactly what a “deal” looks like to them, and keep practicing analyzing numbers until it feels almost automatic.And start showing up where the players are: real estate meetups, investor groups, and events in your area. 

In practice, a few things tend to cause problems later:* Earnest money going hard before the true approval path is clear* Entitlement periods that don’t align with realistic review timelines* Assumptions that discretionary steps will be “routine” or fast* Pricing anchored to a future unit count that hasn’t been de-risked yetNone of these automatically make a deal bad.