So, when you market yourself to an investor, the conversation is not "I'm an amateur and need a mentor," but rather, "I'm someone that can add value to your portfolio and the deal I'm proposing is not a burden to you."

Some details about the home...It is located in central New JerseyIt has minimal evniormental riskSchool system is rated B-Property taxes are $4kLTV: 46%/$89kNow my real question is are foreclosure hard to deal with (especially as a amateur).

They may save some money up front but they dramatically increase the odds they will lose money in the long-term because you don't have the education, experience, policies, or procedures in place to deal with tenants.If you think it's expensive to hire a professional, try hiring an amateur.

Be careful investing with the amateurs there, but you'll probably soak in fire hydrant's water flow there in 2-3 days.Be aware in my experience even being an LP takes a ton of time researching. 

In my view, not allowing for some upside or equity in any financial transaction is amateur and recipe for disaster, one should allways have at list 2 exit strategies while offloading under preforming asset should be one of them.Saying that i purchased a Credit Agricole bond in 2009 for 100k. 3 years after it was worth 45k (its European french bank bond)  I sold it 2 weeks ago and got about 94k back which im using as deposit to buy in the USA. 

Another potential con would be the risk of inaccurate projections due to amateur hour.

@Phillip Dwyer thanks for the reply...on all the flips that we are suggesting to our prospective amateur investor, all look excellent on paper with very good ARV's and comps, however they still are reluctant to pull the trigger for reasons that only they know.

I'm a total amateur and I can find pretty much any property/entity owner.  

various windows would not open wood rot on the deck the extensive growth all over the house (as lindsey mentioned when we saw the property, it looks like the lawn maintenance has not been done in awhile) Basement possible mold evidence of moisture (not a huge concern, but still noted) wood rot amateur repair on the main water supply line (fairly concerning because we'd have to pay a plumber to take a look) Apt 1 Light switch did not work when we visited hot and cold plumbing lines reversed water marks in bathroom ceiling. potential leak.

I am feeling like a real amateur in this situation!