I definitely will have a management plan in place as I work with out of state investors here and can see how things go wrong if you do not plan accordingly.

But if I see a deal like   10k to the seller and 25k to wholesaler I wont fund it.. thats just  wrong.. these are most of these folks sole asset. 

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

If you get it wrong, the penalties will get costly quickly.All the best!

It’s been my observation that a lot of today’s real estate investors have not been through a market correction, therefore they're still being aggressive because they haven’t faced any consequences of being too aggressive at the wrong time.

I've seen architects spec the wrong sprinkler system more than once and you either have to spend nearly double on a larger system with a dedicated water line or amend the plans (and potentially lose months depending on when the mistake is caught) waiting on the amendment to go through so you can move the project forward.

I doubt that it works that well, but maybe I am wrong.

The reason you can generally only participate if you are accredited is because regulators know that it is easy to get taken in these deals and it is assumed (wrongly so IMO) that if you have a higher net worth and can plunk down a big chunk of cash that you have the sophistication to understand the investment. 

Nothing wrong with retail employees (I spent some time in the retail trenches like most everyone), but they likely wont have this knowledge. 

Am I just looking in all the wrong places?