Every city is different, PLEASE get yourself to a RE meeting, and do NOT try and do all this from books and sitting online, it will not end well. 

You can do some sourcing yourself through Facebook groups, and online RE communities , and even pick up the phone and cold call some homeowners that may be tired landlords, don't owe anything, and have built up some equity.With enough volume, you should come across some solid deals.  

You can find templates for joint venture agreements on BiggerPockets or other real estate investment websites.Next, consider joining local real estate meetups or online groups where you can network with other investors.

However, Thach’s program is very interactive and we are on his live zooms more than twice a week.

Quote from @Emma Johnson: Yes I checked It is listed as an option on their website everything online looks legit.

Run online marketing for a small business...everyone needs help with this. 

You might be able to find a lot of this info online, on YouTube, here, etc and piece it together however as a busy professional I didn't have the time personally to try and fail - nothing wrong about choosing that path however I knew I didn't have time and I was in peace with hiring a coach to help me through my first deal, 8k is affordable in comparison with the 30,40,50k programs out there.

You are only really assessing based on CAP rate which tells me you are only looking online and assuming their CAPs are correct.

Or you can order online.

No reviews- can't find anything about it online.