Should you get your real estate license to become an investor? Andy Webb, who didn't get his license until he already owned double-digit rental properties, tackles this common question head-on. The answer might surprise you: it's actually a massive hurdle that could delay your first investment by months or even years.

Andy breaks down exactly why getting your license first is a mistake, especially if you're working full-time. In Texas, becoming a realtor requires 180 hours of education just to get started, plus ongoing requirements including another 90 hours of sales apprentice education and 18 hours of continuing education every two years. Add the overhead costs and time commitment, and you're creating an expensive distraction from what really matters—buying that first cash-flowing rental property.

But if you shouldn't get licensed, how do you actually find and buy investment properties? Andy reveals multiple proven sources, from leveraging realtors (including the Lifestyles Realty team) to working with wholesalers, using your contractor network, and even direct marketing strategies. The key is understanding which sources work best for busy professionals who need efficient, reliable deal flow.

Andy also tackles a controversial question from Texas Realtor magazine: Is homeownership a good investment? With 78% of Texans saying yes and 45% claiming it beats stocks, Andy delivers some uncomfortable truths. Using Robert Kiyosaki's asset vs. liability framework, he explains why your personal home actually costs you money every month—while rental properties put money in your pocket five different ways.

Why getting your real estate license first creates unnecessary hurdles including 180 hours of education and ongoing overhead costs

Multiple proven sources for finding investment properties without being licensed, including wholesaler networks and contractor connections

Why your personal home is actually a liability, not an investment—and how rental properties create true monthly cash flow

02:33 Why Andy didn't get his realtor license until after owning double-digit rentals

03:47 The 180 hours of education and ongoing costs that burden new investors

08:28 How to leverage other realtors and the Lifestyles Realty team instead of getting licensed

09:50 Finding and working with wholesalers—what they do and how to evaluate them

16:30 Direct marketing strategies: postcards, bandit signs, and door knocking realities

18:30 The shocking Texas data: 78% think homeownership is a great investment

22:30 Five ways rental properties make money vs. your personal home's monthly costs

28:47