It is precisely because of mentoring programs that teach strategies and techniques to people who do not have any grasp of the three afore mentioned fundamentals that we have such a mess with “wholesaling” and “subject to” that governmental authorities are figuring ways to heavily regulate or outright ban these activities in the residential real estate field. 

Banking on a hope that "if" something that you can't control happens, you "might" start to get positive CF starting in a few more years (also losing money) so you might recover all of your losses in about 10 years, is ridiculous. 

@Matthew Irish-Jones I thought I had to reach precisely 30 sub $100K houses that meet the 1% rule which will equate to $250 in consistent cash flow each month per house.

You're taking all of the up front risk with zero control or equity upside of the property.My recent example of $11k is for a 1200 sq ft SFH that included a couple of appliances.

Iso g this info you can better determine projected vacancy based on factors you can control on top of the fact that you could have other amenities or the best presentation that would help minimize vacancy.

After that, the tenant takes responsibility for pest control. 

If you want to learn the business up close and have more control, staying local could be better.My honest advice?

Many investors never bother to understand precisely how a passive investment will work. 

. #2 Buyers - Realtors are controlling the majority of the buyers in any given market.

If he can't/won't control his kids or whoever is causing the toilet stoppage, then he will learn after a few $ repair bills