I think I got the basics down but I’m looking for more specific things.

I passed the first time but by the skin of my teeth compared to real estate brokers tests that I can basically finish in 45 minutes .. some of the mods think I gave up.. but nope done .. 

You are correct - if it's done through a broker, usury basically is irrelevant.  

I think the basic problem is that financial advisors are trained to think of stocks, bonds, etc.

The basics are that by investing capital gains into an opportunity zone fund, the taxes on the capital gains are deferred until the end of 2026. 

I do my own swap outs (with permits & subsequent inspections) so costs are basically materials & my time.

Basically, stay away or if the price is right who cares?

Thats it, its largely cosmetic.Hi Alex, you say the duplex is in really good shape, but then proceed to say that basically everything in the property needs to be replaced. 

My part time gig is as an associate appraiser for Miller Appraisal and Realty, which has provided me with some basic knowledge for valuing properties- but not necessarily investing in them. 

Basically any active income side hustle I do like consulting, wholesaling, self-incumbering a free and clear, lending, etc all go through my scorp which owns nothing.