Newbie and I Need some help!

[Dustin Allen]

Hi all,
I am 23 and just starting out in the real estate world investing world. I have read about 20 books and I did do the carlton sheets "coaching" program.I have been to a few investor meetings as well. I am at this time about to take my r.e. salesman test. But I have yet to do any deals.

I have a business plan all set up and i really want to have about 15 properties under my belt in the next 5 years, and maybe some multi's. I do have about $20k to start with and i will be doing this all with my parents (split 50/50 with an llc) and they have some money as well, plus any commission monies.

My idea was to find the deals before they hit the mls and get a few hml to offer cash prices and rent them out for a good monthly cash flow. I did all the math and to me it seems like a good idea. Am I missing something, overly aggressive? Can someone help me out!?

Thanks,

Dustin