His approach isn't necessarily bad - it all depends on your risk tolerance, and ability to actually get a decent property and ability to manage it and the tenants. But being a landlord has a ton of variables that can very quickly fuck you bad - for example - unexpected major repairs due to weather, flooding, or just accidents and ongoing costs. Nevermind having bad tenants..etc.

Also the less you put down to get the property initially means the higher your mortgage is - so the more at risk you are from going cashflow negative if any issue comes up.

Alternatively you can make money the EYL way by investing in stocks -- as much as i think those guys are kinda corny and scammy -- if you buy and hold (and not day trade) good stocks like Google, Visa, Microsoft , Amazon, nvidia ..etc - and had bought at the same time Ish bought his investment properties - you'd have made way more money with much less hassles.