If I had a $1 for every time I’ve heard “well, I wish I could invest in real estate but I don’t have money and don’t know anyone with money” I would be filthy rich! 

RE investing is a get-rich-slowly game, anyone who tell you otherwise is selling something. 

@Alex Arter , I like Robert Kiyosaki's books and a surprisingly great book has been "How come that idiot's rich and I'm not" by Robert Shemin. 

I'll probably be rich in like 3 weeks... right? 

Pro Forma was mentioned in a Rich Dad Advisors book called ABCs of Real Estate Investing by Ken McElroy, it is found in the sales brochures, which now made sense that you mentioned that it is provided by the seller or the seller's agent.

I’m not a rich man but I’m trying not to be penny wise and dollar foolish. 

The one around here a lot is the Rich Dad education series.

My wife used to be a big proponent of paying down those mortgages, but then you end up property rich, but cash poor.

They never tell you this in the get-rich-quick buy-and-hold seminars, but there are simply a LOT of people who do not have and don't want to acquire the mindset and diverse skill set of a quality property manager.I also tell new investors to go through your first eviction with your lawyer.

However, the saying is true; "Flipping can make you rich, holding will make you wealthy."