Your mind will start delivering you the answers.

I was a little apprehensive about the cost because I have been in other mentorship groups which did not really deliver as promised or the engagement was lackluster at best.

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

Check with them if they're using operating partner and/or integrated partner, sometimes stupid issue like property manager can destroy potential investment as well.If you can read company balance sheet or 10K/10Q report, then you may dig dive easily into reading T12.Every Joe during good year can deliver 12% IRR ; but I told you, if you buy duplex on the same year with them, due to long term financing and hgher appreciation of residential asset, you could make 20% IRR above.If you really want syndication, find syndication in industrial space with good sponsor, the volatility in this space is much lower than MF and usually the sponsor is very experienced as well. you can start educating yourself from Aleksey LP education that I shared before, there're few sections there that maybe coming from my idea as well.

Many OOS investors set themselves up for failure because they don't invest the time to ACTUALLY understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.Class A is relatively easy to manage, can even be DIY remote managed from another state.

We were okay with that fee aslong as they delivered on their claims.

To ensure that the title is insurable, the seller will need to take necessary actions, at their own expense, to deliver insurable title.

I assume the post office can do the timed/GPS photo of the letter being delivered on the doorstep? 

Then, buy similar properties.We have delivered over 500 investment properties, all selected based on what our target tenant segment is willing and able to rent.

Not the end of the world as long as they can manage well and deliver what was promised on paper).Happy investing 👍