Looking at this mathematically, if you assume a 50% non-renewal rate (industry standard) and use the low end of the range of $5,000 per non-renewal, there is a loss of $50,000 per year on a 20 unit property.

However, it was a blessing in disguise because I have learned what NOT to do and have worked hard at establishing what they offered on my own with my own VA's and it has been less expensive and more profitable.

One with low cash, one with some owner financing and a little less price. 

There is an abnormally low amount of new construction occurring on the coast in comparison to the demand and the existing inventory can be quite dated, especially for those coming from areas like California.

I don't see it as an issue but many still do, at least in my small town where the majority of renters are elderly people looking for low maintenance housing options.

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.

However, after accounting for long-term capital gains tax and other expenses, you would be left with $150k which is important to budget and account for.

I would search for a property that has a low interest rate Fha or VA loan.

As in, "OK so you acknowledged all that is wrong means you'll let me out of my lease, but now I've had to move twice, can you cover my moving expenses?

Research market rents, carefully calculate expenses, and ensure you have a solid lease agreement.