WHAT THE HOLY HECK???  

@Matthew Charron I do hope someone takes you up on your offer.In case no one does though, I'd recommend you attend a local real estate investor group like Black Diamond REI in southern Mass. or RI Real Estate Investors Group in RI.You'd want to engage several people in conversation, particularly during the times at the beginning and end of the meetings when folks typically network, and maybe ask a few folks out to coffee.Many people look for "mentors", and that might work for you, but another approach to consider would be just to try making friends with people who are one or two steps ahead.So maybe they're not successful full-time investors (the Holy Grail of Mentor-seeking), but instead own one or two rental properties, or have done one or two successful flips, or really anything in one of the directions you want to go.I find that can be easier to achieve, and you can get a lot out of it because such folks are very familiar with the challenges you face - after all, it wasn't long ago they were at that same point themselves.

I was just in SD for work this week, holy cow they aren't giving away condos anymore now are they! 

I know a lot of BP folks are new to the game ( of course I have no way of knowing when you started) however prior to 07 ish... the holy grail for rentals was the 1% rule if you could hit that you were doing great.it was only after the crash were prices in some markets fell 50 to 80%  and rents although they did not rise and or they fell a bit but they did not crash.. 

I have written extensively in my BP blog on one such company that I have made numerous investments in:Have I Found the Holy Grail of Passive Real Estate Investing?

I drooled over those calculators when I started, I thought of it as my holy grail/secret weapon.. even took an early retirement overseas because of it.

Holy cow!

This all helps, I hope you have a great day.k im not the most experienced on BP by any means but here is what i think based on what you told me here Joey. this is real deal holy-field. . .   

They know how to find every little thing and know what stuff cost to get done, but you should always be able to get it done for slightly less (10%).Its more work to "set up a team", but holy cow is it an amazing feeling to have a routine to most aspects of your business.

Finding anything that cash flows with an FHA loan and you living there in So Cal is like finding the holy grail.