This is my third year investing with my mini me 12 year old and this is our 5th deal.My 12 year old found us a great deal- I teamed up with my friend and family member agreed to pay purchase and renovations.

In reality, you are going to be the one to pay for that.  

Most 401ks give you 30 or 60 days to pay back a 401k loan or they count it as a withdraw and that is a taxable event. 

I don’t have a problem paying a couple grand to remove some of the just figure it out stage of learning and utilizing expertise of people that already do it. 

We pay $850 for a WH install, so, that seems high but you are in CA.

Instead of paying into someone else’s property, you could be using that allowance to finance your own real estate investment.In Germany, you have access to a stable market with long-term growth potential, and U.S. service members and government civilians have unique advantages here.

He tells you to pay him $5,000 (or much more) to learn all the "secrets" that made him wealth, but then he doesn't tell you that his "secret" was to increase earnings, reduce expenses, save up and invest.

I don't know how much you will be paying a property manager but add that in.

No need to pay big bucks for this. 

Hope is a bad strategy.The only on market strategy that I think can work is paying cash/line of credit/hard money for a property that does not qualify for conventional financing.