My ultimate goal is to build a portfolio of cash-flowing properties to achieve financial freedom.I’m currently seeking mentors who can guide me through this journey and help me avoid common pitfalls.

If you find a Duplex or greater for under $250K and with rents common to the market at or above $1200 a door then you have some cash flow. 

If you're unwilling to charge a common fee, I wonder how you're going to handle a problematic tenant who is late on rent or responsible for paying the plumber to remove a kid's underwear from a clogged toilet.How will you conduct a credit/criminal screening without an electronic application?

Depending on the type of replacement cost (functional, common construction, etc.) you may or may not be able to get reimbursed or replace with the exact materials that were there before. 

So, coming back to the trap I mentioned in point 1 above, if I were those people, instead of providing content that's already available everywhere, I would focus on being the best possible real estate agent and then shamelessly advertise my services.

Are there any red flags or common mistakes investors should avoid when reaching out?

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

If its just borrowing money with no collateral then a standard note is common if it secures real estate then you have a loan agreement, deed of trust/mortgage, note and other documents.No matter what these documents I would not pull off the internet i would get an attorney to draft them and the costs are typically paid by the borrower.

Santarelli as an absolute industry expert (podcast, websites, press, social media advertisement) cause investors to have a false sense of security.

Quote from @Anil Shah: Quote from @Derek Brickley: Pretty common, you can definitely use commission as down payment conventional loans and not have it count toward IPC as long as you're on the loan.