But I also have been burned in the past buying mentorship’s that didn’t work out. 

I like smaller companies whose owners are not brand new but not old and burned out either.

I would say if you do jump in without physically going to the area...you should definitely buy in a nicer neighborhood (I hear too many stories with new investors getting burned investing in bad neighborhoods). 

We don’t burn our bridges when they get more expensive, we just use them less.

Don’t accept any subject to offers since they will burn into your deal time.3.  

This instant gratification world kills America at its  yet keeps it going.

With few exceptions people do not see something for the first time, decide "I NEED THAT" and make an instant purchase.Ideally, each time the customer is exposed to you, they are left with an impression / touch.

Then determine your burn rate, days between call to cash, take down ability and average profit per opportunity. 

That would burn through around 10,000 - 15,000 gallons in 24 hours.

The old guard gets burned out and retires.