So I always ended up towing the line between my personal finances and my friendships.

As noted, friendships "change" once they become business relationships - So make sure the OA is clear and understood by all. 

I have friendships with business owners, general contractors, foster care owners, etc., who like to do real estate as an investment, just like me.  

The worst is it costs you thousands and your friendship.

It's just like establishing a friendship/relationship with your friend.

Every one I have been to so far, I have met tons of very welcoming folks who want to pass along their knowledge, their success and their friendship if you are willing to reciprocate.

Rather than looking at each client as a client take the time to get to know them and make a new friend and build a long lasting friendship.

Then take $5,000 and set that aside to buy friendship with local real estate professionals in your market. 

With that said, take the relationship and friendship out of the equation first so you can simply vet the deal and do your due diligence as this is business and about money. 

At the end of the day, we were able to close the deal, with lots of hurt feelings on both side....Tenant and I quickly repair our friendship afterwards, to a certain extend ....I have to say I got lucky because of the friendship we had....