As far as I gather, a different spin on an old technique. " We buy ugly houses"... anyone?

As someone with little capital to invest at this moment, I’m wondering if this is a reasonable (and relatively safe, depending on the deal) option to pursue even if I’m not clearing much in the way of cash flow to start. 

I've discussed this with my real estate attorney who isn't a syndication attorney, and he seems to think that this could work, but to be safe, should be a small group without any association with my company. 

After he met Jimmy Napier, he refined his technique based on Jimmy’s advice.  

I recommend a 30-day to be safe, but you can try to negotiate something shorter.

So then it should be safe to assume that the calculator is warning me that this isn't the best deal.

The best technique to consider ("best" being relative of course) is buying a 2-4 unit property with a VA loan.  

And it's a highly safe investment.

I chose MLO SAFE course. 

Steve you probably thought of this but in your state you can be the bank without a license and with your very deep knowledge making new origination's for investors could be a very nice play that will keep you engaged somewhat mentally and returns should be 12% easily and for you extremely safe.