Jerry,
There is no secret that the "gurus" are going to disclose to you no matter how much money you are willing to give them. In competitive markets finding deals is 99% of the challenge and if you do so finding a partner to jv with you should be easily accomplished (find one in Southern California and I will partner with you and provide all the funds and systems to get it rehabbed and sold.) The reason why the gurus are able to fleece "mentees" for so much is because the dream they are selling is not nearly as easy as it sounds. Its hard to actually find someone willing to sell real estate at a big enough discount to create a big return for the investor( at least in my area) Its human nature for the neophite to get frustrated and insecure that they are missing the magic ingredient but the truth is it really doesn't exist. Over the years ( starting with Carlton sheets in the early 1990s) I have purchased around 8 different investor programs or books to see the new pitch but they all really say the same things.
My advice is to find someone who really has money and can close fast to partner with. Find out their criteria and find distressed homeowners/properties that criteria that your new partnership will buy. Which marketing methods to use is the million dollar question but just about every one of them is available on these forums, also you will have a $20,000 budget advantage over the "mentees" you will be competing with. Referrals are my best source of deals -( Realtors, Wholesalers and bird dogs) Once you have a legitimate cash investor behind you brand the heck out of yourself as a cash real estate buyer so others are bringing deals to you.
