It's been burning a few people lately, and that's why I definitely dont recommend it. 

I wouldn't recommend this for research purposes. 

I highly recommend you start going to meetups.  

While they often require some level of repair or renovation, the potential for significant returns makes them an attractive option for many investors.Why Invest in Distressed Properties in Phoenix?

Assuming 7.5% interest rate, the negative leverage would require you to put way more than 20% down just to break even.  

Then add any other codes required where you want to build and study those as well.

Which one would you recommend for a rookie?

I would also highly recommend you set some parameters when thinking about working with non-accredited investors or if you are one and want to invest on a large deal. 

If your PM is recommending a reduction of $100 on a $2000 a month rental property but you don't want to lose that money every month.

Looks like a good service but they seem to require a minimum of a 100 doors?