Excellent credit, no debt + cash. need guidance

[Oyin A.]

After getting scammed out of state few years back, a bit afraid to take the wrong turn after working so hard to become liquid again. I am looking to buy atleast a couple of singles or multiplexes in 2021.(Philadelphia area).

The thing is I am not experienced in rehab and do not have the mental/physical/emotional bandwidth to do any major rehabs.
The plan I had was 

1. 5% down on a newer multiplex-build as an owner-occupant with tenants.

Plus

2.20% down on an older(not too old) single family/cheaper multiplex to be tenant occupied only.

My overall goal is to hold these for as long as possible for appreciation and cashflow.

I need help identifying 

1. what a good deal is, 

2. making sure I am not buying a property with hidden issues, 

3. getting the right realtor, property manager, 

4. Finding a portfolio lender so i can consolidate the mortgages/not sure how feasible this is

5. other things I may not have considered as a newbie.

I am in the Greater NYC area now but have lived in philly in the past and now looking to relocate early 2021. 

[Mitch Messer]

Hi @Oyin A. I read your previous posts detailing your past experience with a shady operator.

I hate that you have to undergo that whole episode; it's what we investors call "taking a seminar" in what not to do in the future. I've taken many!

That said, your next step must be to learn "financial self-defense" by gaining a solid understanding of, as you say, "what a good deal is." I call this #DealConfidence, and however you get it (book, course, YouTube videos, etc.) you must GET it!

I recommend Frank Gallinelli's excellent reference What Every Real Estate Investor Needs to Know About Cash Flow.